Chapter 11-4 ZONING DISTRICT REGULATIONS

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:

A-1	Agricultural Zone
R1	Single-Family Residential
R1-15
R1-10
R1-8
R1-5
R-2	Single- and Two-Family Residential
R-MHP	Residential – Mobile Home Park
R-MF1	Residential – Multiple-Family – Medium Low Density
R-MF2	Residential – Multiple-Family – Medium Density
PO	Professional Office
BP	Business Park
VC	Village Center
TC	Town Center
MSSG	Main Street South Gateway
NC	Neighborhood Commercial
CC	Community Commercial
RC	Regional Commercial
RRC	Regional Retail Commercial
HC	Highway Commercial
LIM	Light Industrial Manufacturing
HIM	Heavy Industrial Manufacturing

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

11-4-102 Purpose of Zoning Districts.

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

11-4-201 Application of Zoning District Regulations.

(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.

11-4-202 Official Zoning District Map.

(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.

11-4-203 Zoning District Boundary Interpretation.

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

11-4-301 Land Use Matrix. Revised 11/24

Land use descriptions for the abbreviated zones in the matrix can be found in Sections 11-4-101 and 11-4-102. Conditional use regulations are found in Chapter 7 of this Title.

LAND USE KEY P=Permitted Use C=Conditional Use Blank Box=Not Allowed

PERMITTED USE	ZONING DISTRICTS
	A-1	A-S	R1-15	R1-10	R1-8	R1-5	R2	R-MHP	R-MF1	R-MF2	PO	BP	MSSG	VC	TC	NC	CC	RC	RRC	HC	LIM	HIM
RESIDENTIAL/DOMESTIC
Accessory Dwelling Unit	P		P	P	P	P	P		P	P			–
Dwelling – Mobile Home								P					–
Dwelling – Multiple-Family									P	P			P	P
Dwelling – Single- or Multiple-Family above First Floor (Mixed Use) (When Parking Is Located to the Side or Rear of the Building)											C		P	P	C		C4
Dwelling – Public Agency Owned Senior Housing									P	P			P		C	C	C
Dwelling – Single-Family Attached							P		P	P			P
Dwelling – Single-Family Detached	P		P	P	P	P	P		P	P			–
Dwelling – Single-Family Detached, Manufactured	P		P	P	P	P	P	P	P	P			–
Dwelling – Two-Unit (Duplex)							P		P	P			–
Mobile Home Park								P					–
Residential Facilities for Elderly Persons (Small – 8 or Less)	P		P	P	P	P	P	P	P	P	P		P
Residential Facilities for Persons with Disabilities (8 or Less)	P		P	P	P	P	P	P	P	P			P
Short-Term Rentals	P		P	P	P	P	P	P	P	P				P	P
INSTITUTIONAL/SPECIAL SERVICES
Assisted Living Facilities									C	C	P		–			P	P			P
Senior Independent Living	–	–	–	–	–	–	–	–	–	–	–	–	P5	–	–	–	–	–	–	–	–	–
Cemetery, Mausoleum, or Columbarium			C		P								–
Church, Temple, Rectory	P		P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P		P	P	P
College, University, Trade School											C	C	C	C	C	C	C	C		C
Correctional Facility													–									C
Daycare Center, Commercial									C	C	P		P		P	P	P	P		P
Fraternal/Benevolent Societies													P				P	P		P
Halfway House									C	C			–									C
Hospital												P	P					P		P
Preschool, Commercial									C	C	P		P	P	P	P	P	P		P
Public Buildings and/or Community Uses	C		C	C	C	C	C	C	C	C	P	P	P	P	P	P	P	P		P	P	P
Rehabilitation/Treatment Facilities													–					C		C
Rest Home									C	C	P		–
Schools (Public, Private and Quasi Public)	C		C	C	C	C	C		C	C	P		C			P	P	P		P	P
UTILITY-RELATED SERVICES
Class 1 Utilities	P		P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P
Class 2 Utilities	C		C	C	C	C	C	C	C	C	C	C	C	C	C	C	C	P	P	P	P	P
Class 3 Utilities	C		C	C	C	C	C	C	C	C	C	C	C	C	C	C	C	C	C	C	P	P
Class 4 Utilities	C		C	C	C	C	C	C	C	C	C	C	C	C	C	C	C	C	C	C	C	C
Class 5 Utilities	C		C	C	C	C	C	C	C	C	C	C	C	C	C	C	C	C	C	C	C	P
AUTO & VEHICLE RELATED USES
Auto Parts Sales – New and Reconditioned – Indoor													P		P	P	P	P		P	P	P
Automobile Repair – Major													–							P	P	P
Automobile Repair – Minor													–				P	P		P	P	P
Car Wash – Manual & Automated													–			P	P	P		P	P	P
Equipment Sales – (Heavy Equipment and Farm Equipment)													–							P	P
Gasoline – Petroleum Products Storage													–								C	C
Gasoline Sales – Service Station – Minor Auto Repair													–					P		P	P	P
Gasoline Sales – Wholesale													–								C	C
Hydraulic Repair, Minor																		P
Paint and Body Shop													–				C	C		C	P	P
Parking Lots & Structures (Commercial – Automobile Only)											C	P	C	C	C	C	P	P		P
Rental of Truck or Trailers													–				P	P		P	P
Storage – Indoor (Autos – Boats – Travel Trailers)													–				P	P		P	P	P
Storage – Outdoor (Autos – Boats – Travel Trailers)													–							P	P	P
Storage – Outdoor (Trucks – Heavy Equipment)													–								P	P
Tire Recapping and Retreading Shops													–								P	P
Tire Sales													–				P	P	P	P
Towing Service													–					P			P	P
Upholstery – Seat Cover													–				P	P		P	P	P
Vehicle Sales – (Autos – Boats – Motorcycles – Snowmobiles – Trailers – Motor Homes)													–				P	P	P	P	P
COMMERCIAL, PROFESSIONAL & PERSONAL SERVICES
Animal Hospital													–				C	P		P	P
Animal, Grooming													P	P	P	P	P	P		P
Animal Clinic													P	P	P	P	P	P		P
Convenience Store with Gasoline Sales													–			P		P	P	P	P
Financial Institutions – Banks – Credit Unions											P	P	P	P	P	P	P	P		P
Funeral Home, Mortuary											C		–			C	P	P		P
Kennels – Animal Boarding													–					P		P	P	P
Laboratory (Medical or Dental)											P	P	P	P	P	P	P	P		P	P	P
Laundromat – Self Service													P	P	P	P	P	P		P
Laundry / Dry Cleaning – (Commercial)											P	P	P	P	P	P	P	P		P	P
Office – General Business											P	P	P	P	P	P	P	P		P	P
Office – Health Care Provider											P	P	P	P	P	P	P	P		P	P
Office – Professional											P	P	P	P	P	P	P	P		P	P
Personal Services											P	P	P	P	P	P	P	P		P
Reception Center											P		P		P	P	P	P		P	P
Rental Shops – No Outside Display or Storage													P	P	P		P	P		P
Repair Services – Appliances and Electronic Equipment													P	C	P	C	P	P		P	P	P
School – Commercial												C	C	C	P	C	P	P		P	P
Storage – Small, Multi-Unit													–								P
Studio – Art, Dance, Music, Drama													P	P	P	P	P	P		P
Tattoo Parlor													–				P	P		P
Taxidermy													–				P	P		P
RETAIL SALES
Adult Sexually Oriented Business													–								C	C
Animals, Retail Sales													P	P	P	P	P	P		P
Antique or Collectable Shop													P	P	P	P	P	P		P
Auction House (Equipment Only)													–					P		P	P
Convenience Store													C	C	C	P	P	P	P	P
Convenience Store with Gasoline Sales													–			P		P	P	P	P
Drug Store / Pharmacy													P	C	P	P	P	P		P
Medical Cannabis Pharmacy		P									P	P	–			P2	P2	P2		P2	P	P
General Retail Stores not greater than 15,000 sq. ft.													P	P	P	P	P	P	P	P
General Retail Stores not greater than 20,000 sq. ft.													P	C	P	P	P	P	P	P
General Retail Stores not greater than 25,000 sq. ft.													C	C	C	P	P	P	P	P
General Retail Stores not greater than 35,000 sq. ft.													C		C	P	P	P	P	P
General Retail Stores not greater than 40,000 sq. ft.													C			C	P	P	P	P
General Retail Stores not greater than 80,000 sq. ft.													C			C1	C	P	P	P
General Retail Stores greater than 80,000 sq. ft.													–				C	P	P	P
Home Improvement & Garden Store – (Completely Indoors with no Outdoor Storage)	P												P	P	P	P	P	P	P	P
Home Improvement & Garden Store & Farm Supply – (With Outdoor Display and/or Storage)													–				P	P	P	P
Pharmacies when part of a Medical Office or Complex											P	P	P	P	P	P	P	P		P	P
Print Shop												P	P	P	P	P	P	P		P
Tobacco Specialty Business																					P6
ACCOMMODATIONS/FOOD & BEVERAGE SERVICE
Bars & Taverns													C		C		C	P	P	P
Bed & Breakfast													P		P		P	P		P
Brew Restaurant												P	P	P	P	P	P	P	P	P	P	P
Fast Food Establishments													P	P	P	P	P	P	P	P	P
Fast Food Establishments – (With Drive-In or Drive Thru)													–		P	P	P	P	P	P
Hotel													P		C		P	P	P	P	P
Motel													–				P	P	P	P	P
Restaurant/Cafe											P		P	P	P	P	P	P	P	P	P	P
INDUSTRIAL/MANUFACTURING & RELATED USES
Artisan Shop													P	P	P	P	P	P		P	P	P
Contractor Yard													–								P	P
Light Industry – Manufacturing Processes												P	–							C3	P3	P
Heavy Industry – Manufacturing Processes													–									P
Storage – Outdoor													–								P3	P
Storage – Sand, Gravel, Earth, or Stone													–									P
Medical Cannabis Production Establishment		P											–									P
Warehousing – Storage and Distribution												P	–							P3	P3	P
Wholesale Trade and Warehousing												P	–							P3	P3	P
AGRICULTURE & RELATED USES
Animal Keeping	P	P	P										–
Apiary or Beekeeping	See Section 3-7-901 et seq.
Chickens for Egg Production	See Section 3-7-801 et seq.
Crop Production for Sale	P	P											–
Dairy	P	P											–
Farm Building	P	P	P										–
Farm Industry or Ranch	P	P											–
Orchard – Commercial	P	P											–
SPORTS & RECREATIONAL FACILITIES
Batting Cages													–				P	P		P	P
Bowling Alley													P				P	P		P
Dance Hall													P				P	P		P
Equestrian Center	P												–
Golf Course	P		C									P	–
Park or Playground (Private)	C		C	C	C	C	C	C	C	C	C		C	C	C
Private Country Club	C		C									C	–
Race Track, Indoor													–							C	C
Recreational/Fitness Facility, Indoor Private													P	P	P	P	P	P		P	P
Recreational Facility – Outdoor													–				P	P		P	P
Roller Rinks													P				P	P		P
Theater													P	P	P	P	P	P	P	P
Zoo – Petting Zoo	C												–
TEMPORARY USES
See Section 11-6-115
SUPPLEMENTARY/ACCESSORY USES – All uses listed is this Section are considered supplementary as defined in Section 11-3-402
Accessory Building	P		P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P		P	P	P
Caretaker Dwelling											P		P	P	P	P	P	P		P	P	P
Home Occupation	P		P	P	P	P	P	P	P	P	P		P	P	P	P	P
Household Pets	P		P	P	P	P	P	P	P	P	P		P	P	P
Recycling Drop-off Containers			C	C	C	C	C	C	C	C	P	C	P	P	P	P	P	P	P	P	P	P
Sports/Tennis Court	P		P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P		P	P	P
Storage – Outdoor													–							P	P3	P
Storage – Outdoor Covered (Autos – Boats – Travel Trailers)																		P
Swimming Pool	P		P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P		P	P	P
Wind Energy Conversion Systems (WECS)	P		P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P
Wireless Facilities Collocated on a Structure Approved for Collocation	P		P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P
Wireless Structures on City-Owned Property	P		P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P
Wireless Structures on Property Owned by a Noncity Public Agency	P		P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P
Wireless Facilities on Existing Buildings or Structures											P	P	P	P	P	P	P	P	P	P	P	P
Wireless Facilities on Nonresidential Structures on Nonresidential Sites in Residential Zones	P		P	P	P	P	P	P	P	P			–

1. In the NC Zone, General Retail greater than 40,000 sq. ft. in this case is limited to grocery stores only.

2. See Section 11-6-132. Medical cannabis pharmacies are not permitted in overlay zones that allow for residential dwellings.

3. In the event that any of the uses listed below are allowed under the “Land Use Matrix” found in this Section, they shall be prohibited within 500 feet of any road designated as an arterial street in the Springville City Master Street Plan in effect on May 19, 2020, which arterial streets consist of Main Street, 1400 North (SR 75), 400 South (SR 77), and SR 51 in the Highway Commercial and Regional Commercial Zones:

a. Storage Indoor;

b. Storage Outdoor;

c. Light Industry – Manufacturing Processes;

d. Warehousing – Storage and Distribution; and

e. Wholesale Trade and Warehousing.

4. In the CC Zone, dwelling units under the use entitled “Dwellings – Single- or Multiple-Family above First Floor (Mixed Use) (When Parking Is Located to the Side or Rear of the Building)” may be conditionally permitted on the first floor in compliance with the conditional use standards under Section 11-7-205(5). The conditional use standards only allow for dwelling units on the first floor in the CC Zone where the dwelling units front 700 South at least 100 feet away from the nearest right-of-way line of 1200 West.

5. No more than 95 senior independent living units shall be located within the MSSG Zone.

6. Tobacco specialty businesses shall meet the following:

a. One thousand (1,000) feet of a community location.

b. One thousand (1,000) feet of another retail tobacco specialty business; or

c. One thousand (1,000) feet from property used or zoned for:

i. Agricultural use; or

ii. Residential use.

(Amended by Ord. No. 33-2006, 12/05/2006; Ord. No. 28-2007, 07/17/2007; Ord. No. 36-2007; 11/13/2007; Ord. No. 38-2007, 12/04/2007; Ord. No. 06-2008, 03/18/2008; Ord. No. 02-2009, 01/20/2009; Ord. No. 02-2010, 02/16/2010; Ord. No. 05-2010, 04/20/2010; Ord. No. 15-2011, 07/19/2011; Ord. No. 06-2012, 07/17/2012; Ord. No. 03-2013, 05/07/2013; Ord. No. 05-2013, 05/21/2013; Ord. No. 07-2013, 06/04/2013; Ord. No. 02-2014, 01/21/2014; Ord. No. 06-2014, 03/19/2014; Ord. No. 06-2015 § 3, 03/17/2015; Ord. No. 15-2016 § 1, 07/05/2016; Ord. No. 18-2016 § 1, 09/06/2016; Ord. No. 22-2016 § 1, 10/04/2016; Ord. No. 03-2017 § 2, 03/21/2017; Ord. No. 09-2017 § 1, 05/16/2017; Ord. No. 17-2017 § 2, 08/01/2017; Ord. No. 50-2017 § 2, 09/05/2017; Ord. No. 01-2018 § 1, 05/01/2018; Ord. No. 02-2019 § 2 (Exh. A), 02/19/2019; Ord. No. 08-2019 § 1, 05/21/2019; Ord. No. 15-2019 § 2, 07/02/2019; Ord. No. 24-2019 § 3, 11/19/2019; Ord. No. 06-2020 § 1, 02/18/2020; Ord. No. 10-2020 § 1, 05/19/2020; Ord. No. 11-2020 § 1, 05/19/2020; Ord. No. 17-2020 § 2, 08/04/2020; Ord. No. 18-2020 § 1, 09/15/2020; Ord. No. 23-2020 § 2, 09/01/2020; Ord. No. 02-2021 § 1, 01/05/2021; Ord. No. 09-2021, 05/18/2021; Ord. No. 14-2022 Exh. A, 08/02/2022; Ord. No. 17-2022 Exh. A, 08/16/2022; Ord. No. 17-2023 § 1 (Exh. A), 12/05/2023; Ord. No. 13-2024 § 1 (Exh. A), 10/15/2024)

11-4-302 Establishment of Uses Not Specified.

Should the Community Development Director determine that a type or form of land use which an applicant is seeking to locate in the City does not appear as a listed permitted or conditional use in the above table, he shall refer the matter to the City Council. Any non-listed use determined by the City Council to be of the same general character as any other listed use may be allowed as if it were that other similar use. Any non-listed use which is determined to be not of the same general character as any other listed use may only be allowed following the procedure set forth in Chapter 7 of this Title to amend the Land Use Matrix by adding that land use to the appropriate category by ordinance.

Article 4 – RESIDENTIAL SITE DEVELOPMENT REGULATIONS

11-4-401 Residential Site Development Regulations.

The following development standards apply within residential zones. These are base standards, not entitlements. Other regulations and ordinances may impose other development standards and requirements.

(1) New construction of and additions to residential structures in the Springville Historic District shall comply with the design standards for new construction in the Springville Historic District. Where there is conflict between the design standards for new construction in the Springville Historic District and the Development Code of Springville City, the design standards shall take precedence.

(2) Development standard information on houses located in mobile home parks is included in Article 5 of this chapter.

(Ord. No. 08-2008, 05/20/2008)

11-4-402 Lot Area.

(1) Minimum area requirements of a zoning lot shall be as follows:

LOT SIZE (In square feet)	A-1	R1-15	R1-10	R1-8	R1-5	R2	RMF-1	RMF-2
Single-Family Dwelling	200,000	15,000	10,000	8,000	5,000	7,000	7,000	7,000
Twin Home – per unit/min for two units	-	-	-	-	-	4,500/ 10,000	4,500/ 10,000	4,500/ 10,000
Duplex	-	-	-	-	-	10,000	10,000	10,000
Single-Family Attached-Rowhouse	-	-	-	-	-	-	3,960	2,640
First Dwelling Unit per Multi-Family Dwelling	-	-	-	-	-	-	5,000	5,000
Second Dwelling Unit per Multi-Family Dwelling	-	-	-	-	-	-	5,000	5,000
Additional lot area for each dwelling unit after two	-	-	-	-	-	-	3,575	2,150
Community Uses	20,000	20,000	20,000	20,000	20,000	20,000	20,000	20,000
Utility Uses	3,500	3,500	3,500	3,500	3,500	3,500	3,500	3,500

(2) Corner Lots. Each corner lot in a subdivision shall have an area not less than one and one-tenth (1.10) times the minimum area required for a zoning lot.

(3) Animal Keeping. Lots of twenty thousand (20,000) square feet or greater located in the A1 and R1-15 zoning districts may include animal keeping.

(Amended by Ord. No. 28-2007, 07/17/2007; Ord. No. 17-2020 § 3, 08/04/2020)

11-4-403 Lot Configuration.

(1) Each lot or parcel of land in residential zones shall have configurations as follows:

CONFIGURATIONS	A1	R1-15	R1-10	R1-8	R1-5	R2	RMF-1	RMF-2
Minimum lot width for detached single-family dwelling at front property line and minimum rear yard setback line/front setback	40'/ 150'	40'/ 100'	40'/80'	40'/70'	40'/50'	40'/60'	40'/60'	40'/60'
Minimum lot width for twin home per unit/lot at front property line and minimum rear yard setback line/front setback4	-	-	-	-	-	40'/50'	40'/50'	40'/50'
Minimum lot width for duplex at front property line and minimum rear yard setback line/front setback4	-	-	-	-	-	80'/ 100'	80'/ 100'	80'/ 100'
Minimum lot width for a rowhouse (at front property line and front setback)/minimum rear yard setback line	-	-	-	-	-	-	36'	24'
Minimum lot width per building for first unit in a multi-family development (at property line and minimum rear yard setback line/front setback)	-	-	-	-	-	-	40'/50'	40'/50'
Additional lot width for second unit per building in a multi-family development (at front property line and minimum rear yard setback line/front setback)	-	-	-	-	-	-	40'/50'	40'/50'
Additional lot width at front setback for each unit over two units in same building in multi-family development2	-	-	-	-	-	-	25' up to 200'	25' up to 200'
Additional lot width per unit above two units in same building (at front property line)3	-	-	-	-	-	-	20' up to 160'	20' up to 160'
Maximum lot coverage (footprints of buildings)	25%	35%	35%	35%	40%	40%	50%	60%
Minimum lot width for community uses (front setback line)	125'	125'	125'	125'	125'	125'	125'	125'
Minimum lot frontage for community uses (in feet along public right-of-way)	100'	100'	100'	100'	100'	100'	100'	100'
Minimum lot frontage for utility uses (in feet along public right-of-way)	40'	40'	40'	40'	40'	40'	40'	40'

2. Upon reaching a lot of 200', no additional lot width is required.

3. Upon reaching a lot of 160', no additional lot width is required.

4. A vacant lot in an R2 zone developed and recorded before December 31, 2003, with twin homes/duplexes adjacent to the vacant lot, may construct a twin home/duplex on the lot if a minimum lot width of ninety feet (90') and all currently adopted setbacks can be met.

(2) The minimum lot width at the required front setback line shall extend not less than sixty-seven percent (67%) of the lot depth as measured from the front property line.

(Amended by Ord. No. 28-2007, 07/17/2007, Ord. No. 28-2006, 10/03/2006; Ord. No. 07-2009, 04/07/2009; Ord. No. 21-2019 § 1, 09/03/2019; Ord. No. 17-2020 § 3, 08/04/2020)

11-4-404 Configuration Requirements.

(1) Buildings and structures on lots within residential zones shall be located as follows:

(All setbacks are measured from the property line. Where the building is a single-family attached dwelling, such as a twin home or townhome, all setbacks apply to the building as a whole, except for the shared line between units.)

CONFIGURATIONS	A1	R1-15	R1-10	R1-8	R1-5	R2	RMF-1	RMF-2
Primary Use Minimum Required Setbacks from Property Line (in feet)
Front yard (garage does not project in front of any portion of front facade or is sideloaded)3	30	25	25	25	25	25	25	25
Front yard with projecting garage4	30	30	30	30	30	30	30	30
Front yard where required parking is recessed at least 20' behind front setback of dwelling	30	20	20	20	20	20	15	15
Front yard on arterial street with driveway access from arterial street	40	40	40	40	40	40	40	40
Front yard on arterial street with no driveway access from arterial street	40	40	40	40	40	40	20	20
Side yard (minimum/minimum total)	10/22	10/22	8/20	8/20	5/15	5/15	10/22	10/22
Side yard(s) on street frontage5	20	20	20	20	20	20	15	15
Rear yard6	30	30	25	25	25	25	30	30
Rear yard abutting street frontage for multiple-family dwellings								15
Rear yard abutting arterial roads (minimum in all cases)	40	40	40	40	40	40	40	40
Primary Use Maximum Setbacks from Property Line (in feet)
Front yard							25	25
Maximum Projections into Required Yard (in feet)
Front porches7	5	5	5	5	5	5	5	5
Side yard porches/decks/etc.	2	2	2	2	2	2	2	2
Rear yard porches/decks/etc.	10	10	10	10	10	10	10	10
Rear yard unwalled patio coverings	No closer than 15' from the rear lot line
Minimum Setback between Primary Use Buildings on Same Lot (in feet)
Side to side	n/a	n/a	n/a	n/a	n/a	n/a	16	16
Back to side	n/a	n/a	n/a	n/a	n/a	n/a	30'	30'
Back to back	n/a	n/a	n/a	n/a	n/a	n/a	45'	45'
Minimum open space percentage of total lot area	50%	50%	40%	40%	40%	40%	30%	30%

4. The 25' and 30' front yard setbacks in the RMF zones are only applicable to single-family and two-family dwellings.

5. On corner lots where the driveway enters from the side yard, the side yard setback increases to 25'.

6. Rear yards must be located opposite the front yard on corner lots.

7. Porch covers are allowed in this setback; however, they may not be enclosed.

(Amended by Ord. No. 20-05, 10/04/2005; Ord. No. 29-05, 12/20/2005; Ord. No. 07-2009; 04/07/2009; Ord. No. 17-2009, 10/06/2009; Ord. No. 09-2019 § 1, 05/21/2019)

11-4-405 Accessory Use Structures.

Setbacks	A1	R1-15	R1-10	R1-8	R1-5	R2	RMF-1	RMF-2
Minimum Setbacks for Accessory Buildings and Structures (in feet)8
Front Yard	Behind the front wall plane
Side Yard (for buildings <8 feet in height)	3	3	3	3	3	3	3	3
Side Yard (for buildings between 8 and 10 feet in height)	6	6	6	6	3	3	3	3
Side Yard (for buildings >10 feet in height)	10	10	8	8	3	3	3	3
Side Yard on street frontage (corner lot)9	20	20	20	20	20	20	20	20
Rear Yard (for buildings 18 feet or less in height)	3	3	3	3	3	3	3	3
Rear Yard (for buildings >18 feet in height)	10	10
Accessory Use Minimum Setback from Principal Structure (in feet)
On same lot (between any portion of the buildings)10	6	6	6	6	6	6	6	6
On adjacent lot	12	12	12	12	12	12	12	12
Agricultural Structures Minimum Setbacks (in feet)
Front Yard	100'	100'
Side Yard	10'	10'
Rear Yard	10'	10'

8. Any accessory building or structure not over one hundred twenty (120) square feet in area or over eight feet (8') in height must meet all of the setback requirements excepting the rear yard and interior side yard setbacks, which are reduced to one foot (1').

9. On corner lots where the driveway enters from the side yard, the side yard setback increases to twenty-five feet (25').

10. The six-foot (6') required distance from the principal structure shall not apply to a rear yard unwalled patio covering that is not connected to the principal structure. All other accessory use structure requirements shall apply to unwalled patio coverings that are not connected to the principal structure.

(Amended by Ordinance No 39-2006, 12/19/2006; Ord. No. 08-2021 § 1, 05/04/2021; Ord. No. 12-2022 § 1 (Exh. A), 07/05/2022)

11-4-406 Height of Buildings.

HEIGHT (in feet)	A1	R1-15	R1-10	R1-8	R1-5	R2	RMF-1	RMF-2
Primary building, maximum	35	30	30	30	30	30	35	35
Primary building, minimum	10	10	10	10	10	10	10	10
Accessory uses (maximum in feet)	35	25	18	18	15	15	15	15
Accessory structures not used for human occupancy, e.g., chimneys, steeples, flagpoles, television antennas	None	None	None	None	None	None	None	None
Community uses	55

(1) Uneven Elevations. Where the ground or the point at mid-gable of the building is uneven in height, the average elevation thereof shall apply.

(2) Community use structures that exceed thirty-five feet (35') in height and are adjacent to residential uses shall have one (1) additional foot of rear and/or interior side yard setback for every foot of height above thirty-five feet (35').

(Amended by Ordinance No 39-2006, 12/19/2006; Ord. No. 19-2016 § 1, 09/20/2016; Ord. No. 12-2022 § 1 (Exh. A), 07/05/2022)

11-4-407 Size of Dwellings.

(1) The minimum size of a dwelling unit shall be:

DWELLING SIZE (In Square Feet of Living Area)	A-1	R1-15	R1-10	R1-8	R1-5	R-2	RMF-1	RMF-2
Dwelling Unit Size	1000	1000	1000	900	800	800	600	600

DWELLING SIZE

(In Square Feet of Living Area)

A-1

R1-15

R1-10

R1-8

R1-5

R-2

RMF-1

RMF-2

Dwelling Unit Size

1000

900

800

600

11-4-408 Multi-Family Residential Design Standards (Non-Overlay Zone Projects Only).

(1) Dwelling – Multiple-family in the RMF-1 and RMF-2 zones, except those in an overlay zone, shall comply with the following standards:

(a) Facade Variation – For new development, no two (2) multi-family buildings may possess the same street-facing elevation on a block face. No two (2) facades may be the same as an adjacent or opposite building facade. This standard is met when the street-facing elevations differ from another front facade by at least four (4) of the following criteria, and shall not eliminate any other requirements of the code or this Chapter:

(i) Articulation;

(ii) Differing mix of building materials;

(iii) Variation in roof elevation;

(iv) Entry/porch (variation in placement and configuration of porches, stoops, covering);

(v) Fenestration (variation in the arrangement and detailing of windows and other openings);

(vi) Architectural style (variation in style; e.g., craftsman, prairie, four square, colonial, Tudor, ranch, etc.);

(vii) Variation of building height and stories; or

(viii) Color variation.

(b) Articulation.

(i) In multi-family buildings individual units shall be emphasized using a variety of techniques that include plane changes, bays, variation in entrances, balconies, dormers, colors, columns, or other details defining the individual unit.

(ii) All building elevations must be articulated along the vertical face for a minimum depth of one foot (1'), for a length of at least six feet (6'), for every dwelling unit or every thirty feet (30') of horizontal wall plane, whichever is less. This may be accomplished through the use of recesses or extensions of floor area, decks, patios, or entrances.

(iii) In addition to the standard in subsection (1)(b)(ii) of this section, the vertical mass of buildings shall be broken up through the use of architectural features such as horizontal cornices, pediments, belt-courses, canopies (e.g., covered porches) and/or “bellybands” at least twelve inches (12") in height across the length of the elevation.

(iv) Roofs must provide offsets or breaks proportionate to the roof form. Dormers, porch canopies, and other secondary roof forms are examples of acceptable breaks in roof line on sloped roofs. Where flat roofs are allowed, stepped parapets or cornices proportionate to the building elevation are required.

(v) Building shall include breaks in the roof line for buildings with pitched roofs (changes in elevation and orientation of roof line, or use of projections such as gables and dormers, that demonstrate variation over at least twenty percent (20%) of all front or street-facing elevations).

(c) Building Materials – At least fifty percent (50%) of the net facade areas of each elevation shall be in brick, stone or cultured stone with the remainder in stucco, wood or fiber cement siding. Other materials may be used as accent materials, but shall not consist of greater than five percent (5%) of any facade elevation. Brickwork must include one (1) element of coursing different from the major coursing on the building (i.e., the stretcher bond is the most typically used and a soldier, dogtooth or other coursing should be included as part of the overall brick application).

(d) General Standards.

(i) Window and door openings shall make up twenty percent (20%) of any front facade facing the street;

(ii) Windows shall not be flush with exterior walls. All windows shall be recessed or treated with a trim. Such treatments shall be applied on all window edges and sides;

(iii) At least fifty percent (50%) of the block length shall have building facades within thirty feet (30') of the front property line;

(iv) The use of materials shall be consistent as to percentage or application of each facade on all sides of the building. This requirement shall not apply to materials used as accent materials not consisting of greater than five percent (5%);

(v) The minimum parking requirement for multiple-family residential uses in the RMF-1 and RMF-2 zones shall be in accordance with the provisions of Section 11-6-113.

(e) Required Improvements – Road improvements, including curb, gutter and sidewalk, as well as parkstrips with required street trees are elements essential to the efficient transport of storm and surface water, the creation of a complete system of safe walkways for pedestrians and the creation of a streetscape that beautifies neighborhoods. New multi-family developments, or existing multi-family developments which expand or alter their site plan, shall be required to install the following improvements in accordance with applicable City codes:

(i) New multi-family developments, or existing multi-family developments which expand or alter their site plan, shall install street improvements such as curb, gutter, sidewalk and parkstrip, and drive approaches in accordance with the Springville Standard Specifications and Drawings.

(ii) New multi-family developments, or existing multi-family developments which expand or alter their site plan, shall install and landscape parkstrips, including street trees (or may pay to have the City install street trees) in accordance with the requirements of Title 4, Public Property and Utilities, Chapter 11, Street Trees and Tree Planting.

(Ord. No. 12-2018, 08/07/2018)

Article 5 – COMMERCIAL AND INDUSTRIAL SITE DEVELOPMENT STANDARDS

11-4-501 Commercial and Industrial Site Development Standards.

The following development standards apply within commercial and industrial zones. These are “base” standards, not entitlements. Other regulations and ordinances may impose other development standards and requirements.

All multi-family residential development shall meet the development regulation requirements of the R-MF2 zoning district.

All development within the RRC zone shall meet the development regulation requirements of the RC zoning district.

(Ord. No. 14-2022 Exh. A, 08/02/2022)

11-4-502 Lot Area.

(1) Minimum area requirements of a zoning lot shall be as follows:

LOT SIZE (In square feet)	PO	BP	VC	TC	NC	CC	RC	HC	LIM	HIM
Non-residential uses	10,000	15,000	None	None	20,000	20,000	20,000	20,000	None	None
Residential Uses	See RMF-2		See RMF-2	See RMF-2
Utility Uses	3,500	3,500	3,500	3,500	3,500	3,500	3,500	3,500	3,500	3,500

LOT SIZE

(In square feet)

LIM

HIM

Non-residential uses

10,000

15,000

None

20,000

None

Residential Uses

See RMF-2

Utility Uses

3,500

(Amended by Ord. No. 28-2007, 07/17/2007)

11-4-503 Location Requirements.

(1) Buildings and structures on lots within commercial and industrial zones shall be located as follows (all setbacks are measured from the property line):

CONFIGURATIONS	PO	BP	VC	TC	NC	CC	RC	HC	LIM	HIM
Primary Use Minimum Setbacks	In Feet from the Property Line
Front Yard	25	30	0/510	0	0/5 2511	0/5 2512	25	25	25	25
Side Yard (Interior)	10	5	0	0	0	0	0	0	0	0
Side Yard (Street)	20	20	0	0	0/513 20	0/514 20	20	20	20	20
Rear Yard	0	10	0	0	0	0	0	0	0	0
Between Bldgs on Same Lot	0	20	0	0	0	0	0	0	0	0
Adjacent to Residential Zones
Rear15	35+	35+	35+	35+	35+	35+	35+	35+	35+	35+
Side	20+	20+	20+	20+	20+	20+	20+	20+	20+	20+
Accessory Frame Structures on Double Frontage Lots							Same setback as all structures for front yard and side yard abutting a street 8' behind the property line on the rear portion of the property abutting a street.

10. Building setbacks must be located within the first five (5) feet of the property line.

11. Buildings must be built within the first five (5) feet of the property line. Any building set back more than five (5) feet from a street frontage must be set back at least twenty-five (25) feet. The landscape border requirements are required for any building set back more than five (5) feet or street front not occupied by a building.

12. Buildings may be built to the front property line and be set back up to five (5) feet. Any building set back more than five (5) feet from a street frontage must be set back at least twenty-five (25) feet. The landscape border requirements are required for any building set back more than five (5) feet or street front not occupied by a building.

13. Any building set back more than five (5) feet from the street frontage must be set back at least twenty (20) feet. The landscape border requirements are required for any building set back more than five (5) feet or street frontage not occupied by a building.

14. Any building set back more than five (5) feet from the street frontage must be set back at least twenty (20) feet. The landscape border requirements are required for any building set back more than five (5) feet or street frontage not occupied by a building.

15. Numbers followed by a plus (+) sign indicate that for every foot of height above thirty-five (35) feet on principal use structures and above twenty (20) feet on accessory structures, an additional one (1) foot of setback is required.

(Ord. No. 14-2013, 12/17/2013)

11-4-504 Lot Configurations.

(1) Each lot or parcel of land in commercial and industrial zones shall have configurations as follows:

CONFIGURATIONS (For non-residential uses)	PO	BP	VC	TC	NC	CC	RC	HC	LIM	HIM
Minimum Lot Frontage (in feet along public right-of-way)	70	100	-	-	70	50	120	200	100	200
Minimum Lot Frontage for utility uses (in feet along public right-of-way)	40	40	40	40	40	40	40	40	40	40

CONFIGURATIONS

(For non-residential uses)

LIM

HIM

Minimum Lot Frontage (in feet along public right-of-way)

100

120

200

100

200

Minimum Lot Frontage for utility uses (in feet along public right-of-way)

(2) Driveway Coverage: No more than 50% of the front lot line may be used for driveway access as measured at the neck of the driveway.

(Amended by Ord. No. 28-2007, 07/17/2007)

11-4-505 Height of Buildings.

(1) The maximum height of any building in the commercial and industrial zones measured from finished grade to the highest point on the roof shall be as follows:

HEIGHT	PO	BP	VC	TC	NC	CC	RC	HC	LIM	HIM
All nonresidential uses except as set forth herein (maximum in feet)	35	75	35	45	35	45	75	75	75	100
Accessory frame structures on double frontage lots in rear yard							25	25	25	25

(Ord. No. 14-2013, 12/17/2013)

11-4-506 Size of Building and Lot Coverage.

(1) The minimum size of buildings shall be:

BUILDING SIZE In Square Feet	PO	BP	VC	TC	NC	CC	RC	HC	LIM	HIM
Minimum Building Size	1,000	1,000	1,000	1,000	1,000	1,000	1,000	-	-	-
Maximum Retail Floor Area Permitted	-	-	15,000	20,000	25,000	40,000	80,000	80,000	-	-
Maximum Retail Floor Area Conditional	-	-	25,000	35,000	40,000	No Max	No Max	No Max
Lot Coverage	PO	BP	VC	TC	NC	CC	RC	HC	LIM	HIM
Maximum for all Buildings	40%	50%	80%	80%	40%	50%	50%	50%	60%	60%
Minimum Landscaped Area	15%	25%	5%	5%	10%	10%	10%	10%

(Ord. No. 06-2015 § 4, 03/17/2015)

Article 6 – MOBILE HOME PARK STANDARDS

11-4-601 Intent.

The intent of this Article is to establish guidelines dealing specifically with the design, construction, and operation of mobile-home parks in the RMHP Zone.

11-4-602 Area and Density.

(1) Mobile-home parks shall have a minimum area of four acres and a maximum area of ten acres.

(2) Mobile-home parks shall have a maximum density of five (5) dwelling units per acre.

11-4-603 Approval Procedure.

The procedure leading to approval of a mobile-home park shall be the same as set forth in Title 14, Subdivision Regulations, of this Code.

11-4-604 Required Improvements.

The following improvements shall be constructed by the developer in each mobile-home park, in accordance with City standards as directed by the City Engineer.

(1) Streets:

(a) All mobile home parks shall be provided with safe and convenient vehicular access from abutting public streets to each mobile home space.

(b) All streets in a mobile home park shall have a paved width of not less than thirty-five (35) feet. All streets shall be constructed in accordance with the standard specification of the City for construction of City streets, including, but not limited to, type and thickness of base, compaction, thickness and type of pavement. No street shall be constructed until the design therefore has been approved by the City Engineer. Before giving such approval, the Engineer may require submission of the results of California Bearing Ratio tests of the subgrade at such locations as the Engineer may specify.

(c) All streets shall be designed and constructed to provide adequate surface drainage. The maximum grade on any street within the park shall not exceed eight percent (8%).

(d) Dead end streets are discouraged, and when necessary will be allowed only under the following conditions:

(i) The dead-end street shall not exceed 250 feet in length measured to the center of the cul-de-sac. Each dead end street shall have a cul-de-sac with a paved diameter of not less than 70 feet.

(ii) If a dead end street is intended to continue into a future phase of the mobile home park or connect to a public street, a temporary dead end street with no cul-de-sac may be constructed with a length not greater than one mobile home space.

(e) All street intersections within mobile home parks shall be as nearly as practicable at right angles. There shall be no offset intersections or intersections with more than four (4) legs.

(2) Curb, gutter, and sidewalks.

(a) All streets in a mobile home park shall have concrete curb, gutter and sidewalk on each side. The curb and gutter shall be two (2) feet in width with a roll-top, drive-over design. The sidewalk shall be five (5) feet in width. The curb, gutter and sidewalk shall have a thickness of six (6) inches throughout the mobile home park. All concrete shall conform to the City’s specifications for curb, gutter and sidewalk.

(b) Each mobile home space shall be connected to the sidewalk along the street or to a paved parking space by a paved walkway with a width of not less than four (4) feet.

(3) Parking.

(a) Each mobile home space shall include a paved parking space with a minimum size of eighteen (18) feet by twenty (20) feet. The parking space shall be paved with concrete and shall be provided with a paved access to the street.

(b) Each mobile home park shall also include visitor parking in addition to that required by subsection (a). There shall be a minimum of one (1) space of visitor parking for each four (4) mobile home spaces (or portion thereof) in the mobile home park. All visitors parking shall be located within a reasonable distance of a group of mobile home spaces as approved by the Planning Commission. Each visitor parking space shall be a minimum of ten (10) by twenty (20) feet.

(4) Sanitary Sewer.

(a) Each mobile home space shall be provided with a connection to the municipal sanitary sewer system. All such connections shall be constructed and made in accordance with standard City specifications and in compliance with all health regulations.

(b) All sewer lines within a mobile home park shall be constructed within a street and shall be constructed within a street and shall be constructed to standard City specifications for sewer lines in residential subdivisions. Sewer lines shall be of such size as the City Engineer shall determine to be necessary to accommodate anticipated flows.

(c) All off-site sewer lines and related facilities which may be required as a condition of approval of a mobile home park shall be constructed in accordance with standard City specifications.

(5) Water.

(a) Each mobile home space shall be provided with a connection to the municipal culinary water system. All such connection shall be constructed and made in accordance with standard City specifications and in compliance with all health regulations.

(b) All water lines within a mobile home park shall be constructed within a street and shall be constructed to standard City specifications for water lines in residential subdivisions.

(c) All off-site water lines and related facilities which may be required as a condition of approval of a mobile home park shall be constructed in accordance with standard City specifications.

(d) Fire hydrants shall be constructed within or adjacent to a mobile home park as required by the Fire Chief to comply with the Fire Code; provided, however, the maximum distance between hydrants, when measured along the street shall be 400 feet.

(e) The mobile home park may provide a water meter for each mobile home space or a master meter for all water supplied to the mobile home park. Rates and charges for connection to the culinary water system and use thereof shall be as determined by the current rate resolution adopted by the City Council.

(6) Other Utilities. Each mobile home space shall be provided with underground electric, natural gas, and telephone service. All other utility and communication systems which may be installed shall also be underground.

(7) Street Lighting.

(a) Street lighting within a mobile home park shall be designed and installed as approved by the Planning Commission.

(b) Street lighting at potential hazardous locations, such as intersections, steps, or ramps shall be designed and installed as approved by the Planning Commission.

(8) Storage Area. A mobile home park shall include an area within the mobile home park for the storage of boats, campers, trailers and similar items. The storage area shall include two (2) spaces for every five (5) mobile home spaces (or portion thereof) in the mobile home park, which shall be in addition to all parking required by subsection 11-4-505(3). Each space shall be a minimum of 10 by 20 feet. The storage area shall be enclosed with a view obstructing fence which complies with Article 2 of Chapter 6 of this Title.

(9) Survey Monuments. Permanent survey monuments shall be installed within each mobile home park to the same extent as required in residential subdivisions.

(10) Lot Requirements.

(a) Each mobile home space shall be a minimum of three-thousand (3,000) square feet in area.

(b) Each mobile home space shall abut on a street within the mobile home park for a distance of not less than forty (40) feet.

(d) Each mobile home space shall have a front yard of not less than ten (10) feet measured from the back of the sidewalk. The towing hitch of the mobile home shall not project into the required front yard.

(e) Each mobile home space shall have a rear yard of not less than five (5) feet.

(f) Each mobile home space shall have a side yard on each side of not less than five (5) feet. Provided, however, that on a corner space the side yard adjacent to the street shall be not less than ten (10) feet; except that when the side yard is adjacent to a public street not within the mobile home park, the side yard shall be thirty (30) feet.

(g) Accessory buildings shall be located at least twenty (20) feet from the back of the sidewalk. An accessory building may be located on the side or rear line of a space provided it is located more than forty (40) feet from the street, is located more than ten (10) feet from any mobile home or dwelling unit on the space or any adjacent space or property line, has not openings on the side or sides contiguous to the space boundaries, and discharges not roof drainage onto the adjoining space. All other accessory buildings shall be located at least five (5) feet from the space boundary.

(11) Solid Waste Collection and Disposal. Solid waste collection and disposal shall be provided by the City.

(12) Landscaping. A ten (10) foot open area around the park perimeter shall be installed in addition to any required yard areas.

(13) Site Plan. Each mobile home park shall be constructed only in strict compliance with a site plan approved by the Planning Commission. Such site plan shall show compliance with the foregoing requirements set forth in this Article and compliance with all other provisions of City Ordinance. The site plan shall also show; all recreational areas and other amenities, common areas, drainage and flood control structures and facilities, fences, walls, hedges, and any other matters deemed by the Planning Commission to be necessary for proper review of the proposed mobile home park.

11-4-605 Special Provisions.

(1) Prerequisite to the operation of any mobile-home park shall be the obtaining of an annual license which shall be issued only after inspection by the Health Department. It shall be unlawful to operate a mobile-home park without first obtaining a license, and said license shall be refused or revoked upon failure of the owner or operator to maintain the park in accordance with the standards and requirements as herein set forth.

(2) Each space within a mobile-home park shall be used for only one mobile home at the same time and shall not be used as a transient mobile-home site. No lot or space shall be rented or leased for a period of less than thirty (30) days.

11-4-606 Special Requirements within the FPO Zone.

All mobile-home park developments within the FPO(A, AH, A1-30) subzone shall comply with the following:

(1) All mobile-home parks or additions thereto and all existing mobile parks, where repair, reconstruction, or improvement of the streets, utilities, and pads will equal or exceed 50% of the value of the streets, utilities and pads before the repair, reconstruction, or improvement, must provide that each mobile-home site shall be elevated on compacted fill so that the lowest floor of the mobile home will be at or above the base flood level in the FPO (A, AH, A1-30) subzone.

(2) All mobile homes within those subzones shall be anchored to resist flotation, collapse, or lateral movement by providing over-the-top and frame ties to ground anchors as follows:

(a) Over-the-top ties shall be provided at each of the four (4) corners of the mobile home, with two (2) additional ties per side at intermediate locations, except that mobile homes less than fifty feet (50') long shall require only one (1) additional tie per side.

(b) Frame ties shall be provided at each corner of the mobile home with five (5) additional ties per side at intermediate points, except that mobile homes less than fifty feet (50') long shall require only four (4) additional ties per side.

(c) All components of the anchoring system shall be capable of carrying a force of four thousand eight hundred (4,800) pounds.

(d) Any additions to the mobile home shall be similarly anchored.

(3) All mobile home parks and mobile home developments located within the FPO Zone shall be designed so as to provide adequate surface drainage and access for a hauler.

11-4-607 Required Documents.

In addition to those plans and documents required by Article 2 of this Chapter, the following documents shall be prepared and submitted by the developer for each mobile home park:

(1) Covenants, conditions, and restrictions (CC&Rs) and management policies.

(2) Management agreement.

(3) Documents tendering water rights to the City.

Article 7 – MAIN STREET SOUTH GATEWAY ZONE

11-4-701 Purpose.

The purpose of the Main Street South Gateway Zone (“MSSG Zone”) is 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.

(Ord. No. 23-2020 § 3, 09/01/2020)

11-4-702 Definitions.

(1) The following definitions shall apply to this Article:

(a) “Minimum habitable floor depth” means the distance within a building, measured perpendicularly to the facade, that must be constructed and occupied as habitable space.

(b) “Habitable” means rooms designed and used for living, sleeping, eating, recreational activities, selling merchandise, conducting office and other business activities and does not include space used for parking, bathrooms, closets, storage rooms, laundry and utility spaces and similar areas not considered habitable by the International Building Code.

(c) “Story” means a portion of a building, other than a basement, included between the surface of any floor and the surface of the floor next above it, or if there is no floor above it, then the space between the floor and the ceiling above the floor of such story.

(d) “Main floor” means the story of a building at or nearest, but not below, ground level.

(e) “Open space” means a plaza or courtyard.

(Ord. No. 23-2020 § 3, 09/01/2020; Ord. No. 35-2021 § 1, 12/21/2021)

11-4-703 Lot Area.

(1) Minimum area requirements of a zoning lot shall be as follows:

Lot Type	Minimum Area
General development	2,500 square feet
Single-family attached/townhome	800 square feet

(Ord. No. 23-2020 § 3, 09/01/2020)

11-4-704 Lot Configuration.

(1) Each lot or parcel of land shall have configurations as follows:

Minimum lot width at front property line	25'
Minimum lot width for single-family attached/townhome at front property line	20'

(Ord. No. 23-2020 § 3, 09/01/2020)

11-4-705 Lot Coverage and Landscaping.

(1) Each lot or parcel of land shall comply with the following:

Lot Size	Maximum Lot Coverage	Minimum Landscaped Area
≤ 10,000 sf	90%	5%
> 10,000 sf ≤ 40,000 sf	80%	10%
> 40,000 sf	60%	10%

(2) Each phase of development must comply with these standards independently.

(3) These requirements shall not apply to individual townhome lots, but each townhome development must meet these requirements with common space if no such space is provided on individual townhome lots.

(Ord. No. 23-2020 § 3, 09/01/2020)

11-4-706 Frontage Requirements.

(1) A building’s front elevation is the elevation whereon the primary or common entrance is located.

(2) Buildings shall front on a public street, open space of at least thirty-six feet (36') in width, or pedestrian street of at least thirty-six feet (36') in width.

(3) In any townhome development consisting of six (6) or more townhomes, each townhome shall front a public street, open space of at least thirty-six feet (36') in width, or pedestrian street of at least thirty-six feet (36') in width.

(4) When adjacent to a public street, a building’s front elevation shall face the street.

(Ord. No. 23-2020 § 3, 09/01/2020; Ord. No. 02-2024 § 1 (Exh. A), 02/06/2024)

11-4-707 Location Requirements.

(1) Buildings and structures on lots within the MSSG Zone shall be located as follows:

	Main Street and 400 South	Other Streets
Front Setback Minimum	0'	0', 5'2, 3
Front Setback Maximum	15'	15'
Rear Setback Minimum	0'	0'
Side Interior Minimum	0'	0'
Side Interior Maximum	0'1	0'1
Side Corner Minimum	0'	0, 5'2, 3
Side Corner Maximum	15'	15'

1 Interior side setbacks are allowed only as permitted by Sections 11-4-706(3) and 11-4-711(3).

2 When across a street from a Single-Family Residential Zone on streets other than Main Street and 400 South.

3 Where a townhome’s front open space of at least thirty-six feet (36') in width or a pedestrian street of at least thirty-six feet (36') in width, patios, covered entryways, and porches may encroach no more than four feet (4') into the open space or pedestrian street. Such encroachment shall not be part of the platted lot but shall be denoted as an easement on the recorded final plat.

Any front porches fronting on an open space or pedestrian street, whether or not they encroach into the open space or pedestrian street, shall have a minimum interior depth of six feet (6') as measured perpendicularly from the front face of the building to the inside face of the porch railing if present, the middle of the porch columns if no railing is present, or the edge of the porch floor if no posts are present.

(a) Stairs and stoops, where permitted, may extend to the property line.

(2) Where a parcel within the MSSG Zone shares a property line with a parcel of another zone, the requirements of Section 11-6-210 shall be met.

(3) Plazas and Courtyards. The Planning Commission may approve increased setbacks to enable construction of plazas and courtyards based on compliance with each of the following standards:

(a) The proposed plaza or courtyard shall serve a public purpose and be open to the public;

(b) The design of the plaza or courtyard shall enhance the public realm by reasonably attracting activity throughout each day and not on a limited special event basis, providing furnishings and permanent features to encourage habitation and use, utilizing paving and other materials which differentiate the space from the adjacent public way, providing areas of sun and shade, and by providing public artwork to add interest and enjoyment to the space;

(d) Landscaping or other elements shall not obscure more than thirty percent (30%) of the street view into the plaza or courtyard, measured as total obscured area along the street face of the plaza or courtyard from the ground to a height of ten feet (10'); and

(e) All buildings bordering the plaza or courtyard shall provide the minimum habitable floor area and pedestrian building entrances required in this Article.

(Ord. No. 23-2020 § 3, 09/01/2020; Ord. No. 02-2024 § 1 (Exh. A), 02/06/2024)

11-4-708 Building Height.

(1) No building shall exceed a maximum height of forty-seven and one-half feet (47.5') and no more than four (4) stories. Maximum building height varies by location as set forth in this Section.

(a) Building height is measured to the highest point of the roof deck for flat roofs and to the midpoint between the roof eave and ridge on pitched roofs.

(b) Parapet walls may extend a maximum of eight feet (8') above the maximum height as described in this subsection (1), not to exceed in any case a maximum height of fifty-three feet (53').

(c) Mechanical equipment enclosures may extend above the roof deck on flat roof structures as necessary to block views of the enclosed equipment.

(2) Allocation of Building Height. Building height shall be allocated along a block face as follows. To use this table, consult subsection (3) of this Section, Transitional Standards, to determine the maximum height permitted on a selected block face, then locate that height in column one. Move to column two for the corresponding maximum percentage of the block face length that may have buildings extending to that maximum height. Lastly, column three states the minimum measurement by which the buildings on the remaining percentage of the block face must differ in height from the maximum.

Maximum Height Permitted on Block Face:	Maximum Percentage of Block Face Length at Maximum Height:	Minimum Height Difference for Remainder of Block Face:
40 feet/3 stories	40%	One story
30 feet/2 stories	75%	Six feet (measured between top of parapets)

(a) Any portion of a building located at least a horizontal distance of fifty-five feet (55') from the street-facing facade of that same building may extend to the full permitted height, subject to subsection (3) of this Section, Transitional Standards.

(i) On Main Street, any portion of a building located at least a horizontal distance of thirty feet (30') from the street-facing facade of that same building may extend to the full permitted height, subject to subsection (3) of this Section, Transitional Standards.

(b) No building shall extend along a block face for more than sixty feet (60') at the same building height, before changing height by at least two feet (2').

(3) Transitional Standards.

(a) Transitional building heights are measured to the tallest point of the parapet on a flat roof building or to the mid-point between the eave and peak on pitched roofs.

(b) Any building or portion thereof located within fifty feet (50') of the south right-of-way line of 300 South and within two hundred feet (200') of the west right-of-way line of Main Street shall be limited to thirty feet (30') in height, and two (2) stories.

(c) Buildings or portions of buildings located across a street (excepting 400 South) from Single-Family Residential Zones shall be limited in height as follows:

Distance from Property Line	Maximum Height
5' – 20'	Thirty-five feet (35') and three (3) stories
≥ 75'	Forty-five feet (45') (plus parapet) and four (4) stories
20' – 75'	The plane connecting the heights listed above shall control building height as per subsection (3)(a) of this Section

(d) Where a parcel within the MSSG Zone immediately borders a parcel of another zone, the requirements of Section 11-6-210 shall be met.

(4) Floor Height.

(a) The main floor elevation for all buildings shall be as follows:

(i) Commercial: The main floor elevation shall be equal to the adjacent sidewalk which shall be equal in elevation to the top back of curb, plus the height added by the minimum required grading to permit drainage; or equal to the elevation of the adjacent courtyard or plaza which shall comply with Section 11-4-707(3)(c).

(ii) Residential: The main floor elevation may be up to one-half (1/2) story above the adjacent sidewalk, which shall be equal in elevation to the top back of curb, plus the height added by the minimum required grading to permit drainage; or equal to the elevation of the adjacent courtyard or plaza which shall comply with Section 11-4-707(3)(c). Additionally, for townhomes, the main floor elevation shall be at least eighteen inches (18") above the elevation of the adjacent sidewalk.

(iii) These requirements are not intended to prohibit the construction of basements, including those for human occupancy, parking, storage, or mechanical systems, or other purposes, below the main floor of a commercial or residential building as long as direct access is maintained to the main floor pedestrian building entrances required by Section 11-4-712(2)(d).

(b) The minimum clear floor-to-ceiling height of each building story shall be as follows:

	Commercial	Residential
Main floors	14'	10'*
Upper floors	9'	9'*

* There is no minimum clear floor-to-ceiling height for townhomes.

(Ord. No. 23-2020 § 3, 09/01/2020; Ord. No. 35-2021 § 2, 12/21/2021; Ord. No. 03-2023 § 1, 02/07/2023; Ord. No. 08-2023 § 1 (Exh. A), 05/02/2023; Ord. No. 08-2024 § 1 (Exh. A), 07/16/2024)

11-4-709 Location of Parking.

(1) Any surface parking located in a rear or side setback adjacent to a street shall include a landscape border meeting the requirements of Section 11-6-208. No surface parking shall be located in a setback adjacent to Main Street.

(2) Surface parking is not permitted in any front setback.

(3) Surface parking is not permitted on a pedestrian street or within or contiguous to an open space, except where that open space abuts a street with on-street parking.

(Ord. No. 23-2020 § 3, 09/01/2020)

11-4-710 Minimum Habitable Floor Depth.

(1) Each building facade, excepting townhomes, adjacent to a public street, pedestrian walkway, courtyard, or plaza shall have a minimum habitable floor depth for all floors of twenty-five feet (25') measured perpendicular to the facade of the building adjacent to the public street, pedestrian walkway, courtyard or plaza, along the entire frontage other than for permitted side yards and driveway approaches.

(a) Each front townhome facade adjacent to a public street, pedestrian walkway, courtyard, or plaza shall have a minimum habitable floor depth for all floors of seven feet (7') measured perpendicular to the front facade of the building adjacent to the public street, pedestrian walkway, courtyard or plaza.

(Ord. No. 23-2020 § 3, 09/01/2020; Ord. No. 35-2021 § 3, 12/21/2021)

11-4-711 Uses Permitted at Ground Floor Street Frontages.

Uses permitted in ground floors with frontage on a street shall be as follows:

(1) Nonresidential.

(a) Permitted on all frontages.

(2) Multi-Family Residential.

(a) Permitted on all frontages except Main Street.

(b) On streets intersecting Main Street or on plazas or courtyards adjacent to Main Street, ground floor residential frontages shall be located at least sixty feet (60') from Main Street, as measured from the edge of right-of-way.

(3) Single-Family Attached Residential (Townhomes).

(a) Permitted on all frontages where residential is permitted.

(b) Access to townhome garages shall be from alleys or laneways behind the townhome and not directly from any public street.

(c) All end unit townhomes adjoining a street side yard shall be designed to address both street frontages in accordance with applicable design guidelines.

(d) On any block face with townhomes consisting of seventy-five percent (75%) or more of its length, a minimum twenty foot (20') wide pedestrian walkway leading from the front to the rear of the townhome row must be provided at the midpoint of the townhome row.

(4) Automobile Repair – Minor.

(a) New automobile repair – minor uses that are vested by the submission of a complete site plan approval application prior to July 1, 2023, shall be permitted to be established and granted legal nonconforming status within the MSSG zone, subject to the provisions of Chapter 11-3, Article 2, Nonconforming Buildings, Lots and Uses.

(b) Such new uses shall only be permitted on parcels fronting the east side of Main Street between 500 South and 700 South.

(Ord. No. 23-2020 § 3, 09/01/2020; Ord. No. 09-2023 § 2 (Exh. A), 05/02/2023)

11-4-712 Design Standards.

(1) The Main Street South Gateway design standards are adopted with this chapter and a copy shall be kept in the Community Development Department and City Recorder’s Office. The design standards shall apply to all building types and elevations except as specifically provided herein.

(2) Ground Floor Treatment.

(a) Ground Floor Treatment Along Main Street and for Commercial Frontages on 400 South.

(i) Design ground floor space for retail or other active uses.

(ii) Orient tenant spaces to the street and maximize storefronts and entries along the sidewalks to sustain street level interest and promote pedestrian traffic.

(iii) Wall openings, such as storefronts, windows, and doors, shall comprise at least sixty percent (60%) of a building’s street level facade, measured as a percentage of wall area between the ground plane and the first floor ceiling.

(A) Bulkhead walls within storefront bays are counted as wall openings for the purpose of this calculation.

(B) Wall openings shall be distributed equally along the length of the facade to avoid expanses of blank wall, except as permitted by subsection (6)(a) of this Section. For example, a one hundred foot (100') facade with sixty feet (60') of continuous windows and forty feet (40') of continuous blank wall is not permitted.

(iv) Fully opening storefront wall systems are permitted.

(b) Ground Floor Treatment Along Other Streets.

(i) Design ground floor space facing all other streets to accommodate habitable space and to avoid blank walls and visible parking.

(ii) The ground floor treatment of those uses, except residential units, with individual entries, should be similar to that of retail space, except that wall openings, such as storefronts, windows and doors, shall comprise at least fifty percent (50%) of the street level facade, measured as a percentage of wall area between the ground plane and the first floor ceiling.

(iii) Residential units with individual entries shall include windows on the ground floor that look out onto the street, with wall openings (doors and windows) comprising at least thirty percent (30%) of the street level facade, measured as a percentage of wall area between the ground plane and the first floor ceiling.

(i) Clear glass for wall openings, i.e., doors and windows, shall be used along all street-level facades for maximum transparency, especially in conjunction with retail uses. Glass on storefront facades at the first floor shall be clear except as permitted by subsection (4)(a)(ix) of this Section.

(ii) Pedestrian entrances, storefronts, quality materials, and decorative details shall be used to promote human scale architecture along the street. Human scale is the quality of a building that includes structural or architectural components of size and proportions that relate to the human form, corresponds to the speed at which humans walk, and/or that exhibits through its structural or architectural components the human functions contained within.

(A) The design and proportions of street-level building features such as bulkheads, plinths, wainscots and cornices shall be based on the height of the ground floor or base levels of the building.

(I) Monumental scale street-level features may be considered when part of a multi-story building base such as a two (2) story base with engaged columns where the column pedestals are scaled proportionally to the two (2) story column.

(iii) Buildings on corner lots shall be oriented to the corner. Corner entries and/or architectural treatment shall be used to emphasize the corner.

(iv) Breaks in the street wall shall be limited to those necessary to accommodate pedestrian walkways, public plazas, entry forecourts, permitted vehicular access driveways, and hotel drop-offs.

(v) Storefront design shall contribute to the visual richness of the street wall through variation in configuration, materials and colors, while maintaining visual coherence.

(vi) Ground floors shall include features that enhance the character of the street wall and/or help define the pedestrian environment along the sidewalk. Each ground floor frontage shall comply with this requirement by providing at least two (2) features including but not limited to:

(A) Canopies;

(B) Awnings;

(D) Overhangs;

(E) Blade signs; and

(F) Lighting.

(vii) Awnings and canopies shall be fabricated of woven fabric, glass, metal or other permanent material compatible with the building architecture. Internally illuminated, closed-bottom, or vinyl awnings are not permitted. Awnings must be located within storefront, door, or window openings and may not span multiple storefronts, doors, window openings, or bays.

(viii) Except where permitted in association with ground level residential, exterior stairways, corridors, or landings shall not be located on the front or street side elevation of the building.

(ix) Electrical service, mechanical, or other equipment, enclosed stairs, storage spaces, blank walls, and other elements that are not pedestrian-oriented shall not be located along the ground floor street wall unless required by applicable code and no reasonably workable alternative location exists.

(d) Pedestrian Building Entrances.

(i) Pedestrian building entrances shall:

(A) Contain a door providing direct pedestrian access into a building;

(B) Directly access an interior and enclosed commercial tenant space, public lobby, or residential unit;

(D) Prevent doors from swinging into the public right-of-way or beyond the front facade line of the building when opened; and

(E) Be located as follows:

Pedestrian Building Entrance (PBE) Requirements
	Frontage Type
	Commercial		Residential
	Main Street	Other Street
Total PBEs required for each street-facing facade	1 per 35 feet (1 min.)	1 per 50 feet (1 min.)	1 per street-fronting ground floor unit. Only one PBE is required for corner units.
Maximum spacing	55 feet	75 feet

(ii) Fire exit doors, doors to fire riser rooms, or other mechanical spaces, and doors to exterior courtyards shall not qualify as pedestrian building entrances.

(3) Architectural Design. This subsection constitutes standards for architectural design that shall be followed in the MSSG Zone.

(a) Articulate the facade plane of each building to provide visual interest and enrich the pedestrian experience, while contributing to the quality and definition of the street wall;

(i) Building wall articulation shall be at a ratio of the scale of the entire facade. Indentations can provide a break in scale but should be applied to create axes of symmetry. Do not articulate every room or unit. Do not create arbitrary push/pull shapes;

(ii) Horizontal variation shall be of an appropriate scale and reflect changes in the building uses or structure, considering both small-scale and large-scale articulation;

(b) Bay widths shall be:

(i) Minimum – Twelve feet (12');

(ii) Maximum – Fifty feet (50');

(c) Provide well-marked entrances which signify building access and indicate their use. Enhance all public entrances to a building through compatible architectural or graphic treatment. Main building entrances should be distinguishable from retail storefronts, restaurants, ground floor residential units and other ground floor use entrances;

(d) Differentiate the ground floor facade, and feature materials that add human scale, texture and variety at the pedestrian level;

(e) Provide an identifiable break between the building’s ground floors and upper floors. This break may include a change in material, a horizontal dividing element, a change in fenestration pattern or similar means;

(f) Clearly distinguish the building’s base, middle and top;

(g) Avoid undercuts – building walls should extend straight up from base to top. Upper level step-backs are permitted;

(h) Windows should be stacked vertically and of consistent size and shape;

(i) Use fenestration, shading devices, or other elements to create an interesting pattern of projections and recesses;

(j) The primary visual division of the building shall emphasize a vertical orientation with vertical features overriding horizontal features;

(k) Employ shade and shadow created by reveals, surface changes, overhangs, and sunshades to provide sun control benefits and visual interest on facades exposed to the sun;

(l) Rooftop mechanical equipment shall have an opaque screening barrier that is architecturally compatible with the primary structure. Only the minimal amount of screening necessary to fully screen such equipment shall be used. Such equipment shall be fully screened when a parapet or screening wall is at least equal in height to the equipment being screened; and

(m) A vent, through-the-wall air conditioner, or packaged terminal air conditioner (PTAC) on an exterior wall must be architecturally integral or concealed.

(4) Windows and Balconies.

(a) Windows shall comply with the following requirements:

(i) All windows and doors, with the exception of ground level storefronts, shall be square or vertical in proportion;

(ii) Ganged or mulled windows shall have a structurally independent mullion separating each individual window;

(iii) Curtain wall systems may be utilized with or without exterior mullion covers as long as each area of curtain wall is square or vertical in proportion;

(iv) Minor divisions created by muntins, or individual windows in window groups, that are horizontal in proportion may be permitted as long as the complete window or window group remains square or vertical in proportion;

(v) “Punched” doors and windows, or those completely surrounded by wall cladding, shall include a shadow line or reveal which sets the front edge of the jamb or brickmold of the window or door unit back from the face of the wall a distance at least equal to the depth of the adjacent cladding;

(vi) Doors and windows that operate as horizontal sliders are prohibited on street-facing facades except on balconies where the use of sliding doors may provide for better utilization of floor space. Permissible window operation types include single- and double-hung, casement, awning and pivot;

(vii) Glass Above the First Story.

(A) For buildings with frontage on Main Street, glass above the first story shall not exceed sixty percent (60%) of the total building wall area, with each facade being calculated independently;

(B) For all other buildings, no maximum glass percentage is established, but the use of other materials may be required to comply with other requirements of these standards;

(viii) Horizontal banding of windows across a building facade is not permitted; and

(ix) Opaque, painted, and mirrored glass windows are prohibited. Lightly tinted glazing in neutral colors above the first floor may be permitted. Stained glass or other art glass may be used at storefront transoms, other transom windows, and clerestory windows.

(b) Balconies shall comply with the following requirements:

(i) The design of balconies and associated railings shall be integrated into the overall building design.

(ii) Balconies may be inset into the building or may project into the street right-of-way a maximum of five feet (5') so long as ten feet (10') of vertical clearance is provided between the sidewalk and the balcony, and the required ground floor height is maintained.

(iii) Drainage from balconies projecting over the public right-of-way shall be captured and directed into the building’s storm water collection system.

(iv) Storage on balconies is limited to items such as tables, chairs, planters, barbecue grills, and similar outdoor furniture and decor. All new developments with residential units shall be required, as a condition of approval, to include language in their rental contracts or CC&Rs that restricts storage on balconies to acceptable items.

(5) Materials. Building materials shall comply with the following requirements:

(a) The material palette shall reinforce massing and changes in the horizontal or vertical plane;

(b) Primary building materials shall include brick, stone, GFRC, other architectural cast concrete materials, or terracotta;

(d) The following materials are not permitted:

(i) Any material not intended or designed as an architectural finish product;

(ii) Vinyl or aluminum siding;

(iii) Plastic panels, including high-density polyethylene, polyvinyl chloride (PVC), and polycarbonate;

(iv) Fiberglass and acrylic panels;

(v) Unfinished or untreated wood;

(vi) Artificial or cultured stone such as faux cobble, ashlar, stacked stone, or panels; and

(vii) Artificial brick veneer panels;

(e) Stucco or exterior insulated finish system (EIFS) is limited to ten percent (10%) of facade area calculated for each facade independently and shall comply with the following:

(i) Common or party walls directly abutting an adjacent building wall shall not be subject to this limitation;

(ii) Any interior facade without direct visual exposure to a street shall not be subject to this limitation;

(iii) These materials shall be applied with a smooth finish; and

(iv) May not be used on the ground floor of any street-facing facade;

(f) Architectural metal cladding is limited to ten percent (10%) of facade area calculated for each facade independently and shall comply with the following:

(i) Common or party walls directly abutting an adjacent building wall shall not be subject to this limitation; and

(ii) Any interior facade without direct visual exposure to a street shall not be subject to this limitation.

(6) Parking, access and site design shall comply with the following requirements:

(a) Parking and Access.

(i) Locate parking, loading, and vehicular circulation to minimize its visibility from the public right-of-way;

(ii) Except for the minimum ground-level frontage required for access to parking and loading, no parking or loading shall be visible on the ground floor of any building facade that faces a public right-of-way, courtyard, or plaza;

(iii) Curb cuts and parking/loading entries into buildings shall be limited to the minimum number required and the minimum width permitted by city code;

(iv) Vehicular access shall be from an alley or at mid-block;

(v) Vehicular access is not permitted from Main Street;

(vi) Parking and loading access shall be shared where feasible;

(vii) Pedestrian access shall be provided from rear parking areas to street front business entrances at least once per block face; and

(viii) Drive-through service aisles are not permitted. Buildings constructed prior to September 1, 2020, that contain a drive-through service aisle may continue to use the drive-through service aisle as part of a permitted fast-food establishment, as long as the use is commenced prior to March 1, 2021.

(b) Site Design.

(i) All new construction of over seven thousand (7,000) square feet of gross floor area shall include at least one (1) of the following site amenities for the first seven thousand (7,000) square feet and one (1) additional site amenity for each additional twenty thousand (20,000) square feet:

(A) Plaza or courtyard;

(B) Art. Art shall be integrated with public street improvements, a street-facing building facade, or a plaza or courtyard. The location should provide for public view but not hinder pedestrian traffic;

(D) All-Weather Features. Specially designed all-weather site features that will make spending time outdoors feasible in all seasons; and

(E) Restrooms. Public restrooms.

(ii) Mechanical and other utility equipment, including meters, shall not be located on street-facing facades, balconies, or in yards located between the public right-of-way and the front of the building.

(iii) Mediate between public and private space on residential frontages. This requirement shall be met with at least two (2) of the following strategies:

(A) Use foundation plantings to provide separation between residential units and the sidewalk;

(B) Design porches, stoops and railings to provide intermediate semi-private spaces; or

(C) Employ elevation changes using stairs, patios, and stoops, to delineate the progression from public space (sidewalks, plazas) through semi-private space (porches, stoops), into interior private space.

(7) Additional Design Standards for Block 5, Plat A, Springville City Survey.

(a) The buildings built on Block 5, Plat A of the Springville City Survey, under the Main Street South Gateway Zone, shall be designed and constructed to meet the designs shown on the drawings attached as Exhibit B to the ordinance codified in this Section, which drawings shall be referred to in this Section as the “design drawings.” The design drawings are incorporated herein and made a part of this Section and shall be kept on file in the Springville City Recorder’s Office. The design drawings shall only be adjusted based on the following:

(i) The design drawings shall be adjusted to meet all of the City’s applicable land use regulations, including, but not limited to, all of the design standards within this Section.

(ii) The Planning Commission may approve minor adjustments to the design drawings at the time a developer receives site plan approval. Adjustments are to be considered minor if the Planning Commission finds that the adjustments:

(A) Meet the design intent of the design drawings;

(B) Are compatible with the historic context of the historic downtown area; or

(b) The design drawings only address building designs and materials and do not address any site plan requirements. All applicable site plan regulations must be met; except that up to ten (10) townhome units may face onto a parking lot as shown on the design drawings.

(Ord. No. 23-2020 § 3, 09/01/2020; Ord. No. 35-2021 § 4, 12/21/2021)

CHAPTER 4ZONING DISTRICT REGULATIONS Revised 11/24

11-4-101 Establishment of Zoning.

11-4-102 Purpose of Zoning Districts.

11-4-201 Application of Zoning District Regulations.

11-4-202 Official Zoning District Map.

11-4-203 Zoning District Boundary Interpretation.

11-4-301 Land Use Matrix. Revised 11/24

11-4-302 Establishment of Uses Not Specified.

11-4-401 Residential Site Development Regulations.

11-4-402 Lot Area.

11-4-403 Lot Configuration.

11-4-404 Configuration Requirements.

11-4-405 Accessory Use Structures.

11-4-406 Height of Buildings.

11-4-407 Size of Dwellings.

11-4-408 Multi-Family Residential Design Standards (Non-Overlay Zone Projects Only).

11-4-501 Commercial and Industrial Site Development Standards.

11-4-502 Lot Area.

11-4-503 Location Requirements.

11-4-504 Lot Configurations.

11-4-505 Height of Buildings.

11-4-506 Size of Building and Lot Coverage.

11-4-601 Intent.

11-4-602 Area and Density.

11-4-603 Approval Procedure.

11-4-604 Required Improvements.

11-4-605 Special Provisions.

11-4-606 Special Requirements within the FPO Zone.

11-4-607 Required Documents.

11-4-701 Purpose.

11-4-702 Definitions.

11-4-703 Lot Area.

11-4-704 Lot Configuration.

11-4-705 Lot Coverage and Landscaping.

11-4-706 Frontage Requirements.

11-4-707 Location Requirements.

11-4-708 Building Height.

11-4-709 Location of Parking.

11-4-710 Minimum Habitable Floor Depth.

11-4-711 Uses Permitted at Ground Floor Street Frontages.

11-4-712 Design Standards.

CHAPTER 4
ZONING DISTRICT REGULATIONS Revised 11/24