Rezone Summary and Recommendation - Magna, Utah€¦ · Rezone Summary and Recommendation . Public Body: Magna Metro Township Council Meeting Date: September 25, 2018 . Parcel ID’s:

Planning and Development Services 2001 S. State Street N3-600 • Salt Lake City, UT 84190-4050 Phone: (385) 468-6700 • Fax: (385) 468-6674 slco.org/development-services

Rezone Summary and Recommendation

Public Body: Magna Metro Township Council Meeting Date: September 25, 2018 Parcel ID’s: 14-33-351-004 ; 14-33-351-008 Current Zone: M-1 (light manufacturing) 14-33-351-010 Proposed Zone: C-2 and RM Property Addresses: 7930 and 7852 West 4100 South Request: Rezone from M-1 (Light Industrial) to RM (Multi-Family Residential), and C-2 (Community Commercial) Planner: Todd A. Draper, AICP Planning Staff Recommendation: Approval Panning Commission Recommendation: Approval Applicant Name: Ginger Romriell

PROJECT DESCRIPTION

The applicant is requesting approval of zone changes for approximately 32.76 acres from M-1 (Industrial) to C-2 (Commercial) and RM (Multi-Family Residential) zones to accommodate future development of the property.

SITE & VICINITY DESCRIPTION (see attached map)

The property is located on the South side of a rail line and adjacent to the Northrop Grumman Facility (formerly Alliant Tech Systems). To the West is vacant agricultural land owned by Suburban Land Reserve and the training facility for the Salt Lake Valley Fire Service Area. To the Northwest is a UFP warehouse and shipping facility. The property is also located in a 0.5 overpressure area relative to the proximity to Northrop Grumman.

File # 30725

Request: Rezone File #: 30725

Rezone Summary Page 2 of 6

GENERAL PLAN CONSIDERATIONS

The property is located in an area of Mapped Moderate potential Change on the Current General Plan Map. Currently the process to update the General Plan and Map has been considering elevating this to an area of focused change. The following Goals and Objectives are excerpts from the General plan related to housing and commercial development that may also be useful in evaluating the rezoning of this property: Goal 4: ACTIVITY CENTERS Promote the development of viable commercial, employment, and activity centers to serve the community. Objective 4.2: Consider a mixed-use pattern of development for major centers, arterials and nodal points to create density and critical population mass to support diverse activities. Objective 4.3: Recapture sales revenue lost to neighboring municipalities through strategic commercial development, strengthening employment opportunities within the community. Goal 5: HOUSING CHOICES Provide diverse housing choices for a variety of needs and income levels to create places where all citizens are welcome to live. Objective 5.1: Provide sufficient housing for current and future populations that are appropriate, safe, and affordable for a range of income levels. Objective 5.3: Promote a diverse mix of housing options through higher density, mixed-use development in appropriate areas, especially along the historic Main Street corridor.



ZONE CONSIDERATIONS

Requirement Existing Zone M-1 Proposed Zone RM Proposed Zone C-2 Height No maximum 75 feet maximum 75 feet maximum

Front Yard Setback 20 feet 25 feet Multiple dwellings: 25 feet. All other uses: none

Side Yard Setback

None for industrial, 5 foot minimum and total of 16 feet for existing Single-Family Dwellings.

8 feet and 10 feet Multiple Dwellings: 8 feet and 10 feet minimum. All other uses: none (see ordinance for exceptions).

Rear Yard Setback

None, except for existing Single-Family Dwellings the minimum is 15 feet.

30 feet Multiple dwellings: 30 feet. All other uses: none

Lot Width

None, except for existing Single-Family Dwellings on separate lots the minimum is 60 feet.

50 feet Multiple Dwellings: 50 feet. All other Uses: none

Lot Area

None, except for existing Single-Family Dwellings to be retained on a separate lot the minimum is 20,000 sq. ft.

5,000 sq. ft. plus 3,000 per additional structure, and 750 per additional unit

Multiple Dwellings: 5,000 sq. ft. plus 3,000 per additional structure, and 750 per additional unit. All other uses: none.

Parking Based on specific use. See 19.80

2 per dwelling unit, can be reduced if development is carried out through a PUD.

Based on specific use. See 19.80. Retail: 1 space per 250 sq. ft.

ISSUES OF CONCERN

Currently the largest issue of concern is the impact that the overpressure zone or area has on development of the property. Per the current subdivision ordinance, subdividing of the property is not permitted. All development would need to be done under a single ownership for each existing parcel. As there are 3 parcels that are part of this rezone request, there can be 3 separate parts or phases to development. One would likely be reserved for the development and ownership of the C-2 zoned area with a proposed automotive service center and convenience store. The others are proposed to be two separate phases and styles of multi-family development; one with apartment style units, and another with townhome style units. All units however would be required to be rental units based upon the prohibition for subdividing. Additionally, the 0.5 overpressure zone restricts some building code elements, including limiting the size of window panes to 9 square feet.

NEIGHBORHOOD RESPONSE

No neighborhood response to this request has been received as of the writing of this report. At the Planning Commission meeting there was no public that spoke regarding this request.



Approximately one month after the Planning Commission meeting, Northrup Grumman delivered a letter to staff indicating their opposition to the rezone. A copy of that letter and accompanying information is attached. The basis of their opposition is an old Salt Lake County Master Plan completed for the Hercules Area in 1987. The recommendation of that Master Plan was the creation of the Salt Lake County ordinances related to overpressure zones to mitigate potential public safety issues. These ordinances were adopted by Magna Metro Township upon incorporation, however that Master Plan has not been adopted by Magna Metro Township and has long since been replaced by the current General Plan. Another recommendation of the 1987 Master Plan was a loose partnership between Salt Lake County (predecessor to Magna Metro Township) and Hercules (predecessor to ATK and Northrup Grumman) for acquisition of property and property rights within the .5 overpressure zone.

PLANNING STAFF ANALYSIS

15.14.040 - Standards. A. Commercial and industrial buildings, where permitted in the 0.2, 0.3 and 0.5 PSI overpressure areas, shall:

1. Be certified by a licensed structural engineer that the proposed structures are designed to withstand the wind loads of the overpressure area in which they are located on all exterior vertical and horizontal surfaces; 2. Conform to the glass standards contained in Section 15.14.050.

B. Residential buildings, where permitted in the 0.2, 0.3 and 0.5 PSI overpressure areas, shall:

1. Be designed, where feasible, with windowless walls or minimum glass surfaces facing towards the center of the overpressure area. Where possible, the garage or carport shall be placed on the side of the building facing the center of the overpressure area; 2. Conform to the glass standards contained in Section 15.14.050.

15.14.050 - Glass requirements. A. The window pane size requirements in the overpressure areas shall be as follows: Overpressure Area as Shown on Map (PSI) Maximum Size of Window Pane (sq. ft.)

0.50 9.0

0.30 12.0 0.20 15.0 B. Additional requirements:

1. All windows shall be double glazed. 2. Each layer of glass shall be a minimum thickness of one-eighth inch. 3. The size of pane is measured between mullions. 4. Each building located in the overpressure area shall be designed, where feasible, to minimize the amount of glass facing the center of the overpressure area. 5. Maximum width of any window pane shall be four feet.

18.20.060 - Overpressure area. Subdivisions within the 0.2 and 0.3 PSI overpressure areas as defined in Section 15.14.010 and shown on the special development standards areas map shall be designed, to the extent possible, to orient the side yards



of the lots toward the center of the overpressure areas. This lot orientation (in conjunction with the manner in which the structure is placed on the lot, the design of the structure, and the type, location, and size of glass surfaces in the structure) is intended to reduce the possibility of damage within the overpressure area in the event of an accidental explosion. New subdivisions shall not be approved in the 0.5 PSI overpressure area. The special development standards areas map is available in the planning and development services division office during regular office hours. 19.90.010 - Amendment procedure. The Magna Metro Township Council may amend the number, shape, boundaries or area of any zone or any regulation within any zone. Any such amendment shall not be made or become effective unless the same shall have been proposed by or be first submitted for the recommendation of the relevant planning commission. 19.90.030 - Determination of council. The Magna Metro Township Council, after review of the recommendation of the planning commission, may approve, deny, alter or remand for further review and consideration any application for zone change referred to the council by the planning commission. 19.90.060 - Conditions to zoning map amendment. A. In order to provide more specific land use designations and land development suitability; to insure that proposed development is compatible with surrounding neighborhoods; and to provide notice to property owners of limitations and requirements for development of property, conditions may be attached to any zoning map amendment which limit or restrict the following: 1. Uses; 2. Dwelling unit density; 3. Building square footage; 4. Height of structures. 19.80.060 - Gasoline pump requirements.

A. Gasoline pumps shall be set back not less than twenty-four feet from any street property line, and not less than thirty feet from any residential zone boundary line. If the pump island is set at an angle on the property, it shall be so located that automobiles stopped for service will not extend over the property line.

B. Canopies constructed to provide a weather shield over gasoline pump islands shall be set back not less than six feet from any street line and not less than ten feet from any residential zone boundary.

The subject area and surrounding properties are currently poised for transition. Changes to the General plan are in process, discussions with multiple community partners are underway regarding development of areas to the West of the Subject property. The area to the Northeast is owned by Salt Lake County and is slated for a regional park that is planned to be submitted to the Magna Metro Township for land use review and approval sometime later this year. Changing the zoning to that proposed by the developer would make good economic sense for the Magna Metro Township Community, and place new housing are higher densities close to future planned parks and schools with good access to the vehicular transportation system with minimal impact to existing neighborhoods. The limitations of the overpressure area on development, must also be acknowledged. The smaller maximum window pane size of 9 square feet and requirements to orient the structures away from the blast area will be more



problematic. This is a risk to the developer as development and construction costs will be increased as opposed to other areas that do not have these health and safety limitations. Upon receipt of the letter from Northrup Grumman, staff has also reviewed the old Master Plan for the area for pertinent information. The studies that underpin the plan are nearly 40 years old, and the plan leaves some otherwise obvious questions unanswered, but there are some important points to note.

• Hercules (and its current successor Northrup Grumman): o Continues to be engaged in the research and development, and manufacture of solid fuel motors. o Solid fuel motors and their components are inherently hazardous. o The company continues to be an important employer at a regional scale.

• Staff’s opinion both then and now is that the economic development issue is more critical than life safety issues with respects to the general public.

• The recommendations of the plan have the effect of creating a physical environment compatible with continued operation of the facilities.

• Numerous private land owners also have valid interests that must be honored. Based on a staff review of the Master plan document and of the language adopted in the Salt Lake County Ordinance and subsequent Magna Metro Township Ordinance, notably section 15.14.040(B), it stands to reason that Residential Development in 0.5 overpressure zones was anticipated, and that the risk could be sufficiently mitigated by following the specified ordinance standards.

PLANNING STAFF RECOMMENDATION

Planning Staff recommended to the Magna Metro Township Planning Commission that they make a recommendation to the Magna Metro Township Council that they approve of the rezone from M-1 to RM and C-2.

PLANNING COMMISSION RECOMMENDATION

At the meeting of the Magna Metro Township Planning Commission meeting on August 9, 2018 the Planning Commission voted to recommend that the rezone be approved as proposed. The vote was unanimous in favor of the motion.

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19.44.020 - Permitted uses.

Permitted uses in the R-M zone include:

— Agriculture;

— Home business, subject to Chapter 19.85;

— Home day care/preschool, subject to Section 19.04.293;

— Household pets;

— Residential development, with a maximum number of two units per structure per lot;

— Residential facility for elderly persons.

(Ord. 1535 § 4 (part), 2004; Ord. 1200 § 5 (part), 1992; Ord. 1179 § 5 (part), 1992; § 1 (part) of Ord.

passed 2/1/84; prior code § 22-22-2)

19.44.030 - Conditional uses.

Conditional uses in the R-M zone include:

— Airport;

— Apartments;

— Apartments for elderly persons;

— Banks;

— Bed and breakfast homestay (provided it is located on a lot which has a minimum area

of ten thousand square feet);

— Bed and breakfast inn, which may include conference meeting rooms;

— Boardinghouse;

— Cemetery, mortuary, etc.;

— Day care/preschool center;

— Dwelling group.

Page 1 of 22Salt Lake County, UT Code of Ordinances

8/6/2018about:blank

A.

B.

C.

D.

E.

F.

G.

The development shall comply with the maximum allowable density for

the R-M zone.

The distance between the principal buildings shall be equal to the total

side yards required in the zone; provided, however, that at the option of

the developer the distance between the principal structures may be

reduced to ten feet, provided that the difference between ten feet and

the required side yards is maintained as permanently landscaped open

space elsewhere on the site. The distance between principal buildings

and the nearest perimeter lot line shall not be less than fifteen feet

unless demonstrated by the development plan that the yard required

for a principal building in the district in which it is located is more

appropriate. The distance between the building and a public street shall

be not less than the front yard required in the zoning district, except for

corner lots the side yard which faces on a public street shall be not less

than twenty feet.

Access shall be provided by a private street or right-of-way from a public

street; such private street or right-of-way shall not be less than twenty

feet wide for one or two rear dwelling units, and not less than thirty feet

wide for three or more dwelling units.

A minimum of two parking spaces shall be provided for each dwelling

unit. Parking spaces and vehicular maneuvering areas shall be designed

to comply with county standards.

Every dwelling in the dwelling group shall be within sixty feet of an

access roadway or drive.

The development plan shall provide landscaping as specified in Chapter

19.77 of this title. Solid visual barrier fences shall be provided along all

property lines unless the planning commission approves otherwise by

deleting or modifying the fence requirement.

The development shall be approved by the development services

director and the county fire chief before final approval is given by the

planning commission.

— Electrolysis of hair;

— Golf course;


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A.

B.

— Gymnastics, dance, dramatic, cosmetic, modeling and art studios for instructional

purposes only;


— Hospital;

— Hotel;

— Lodginghouse;

— Massage (every massage technician shall be licensed by the state);

— Medical, optical and dental laboratories, but not to include the manufacture of

pharmaceutical or other products for general sale or distribution, and also not to include the

use of animals;

— Mobile home park;

— Nursery and greenhouse, excluding retail sales;

— Nursing home;

— Office, business and/or professional;

— Parking lot;

— Pigeons, subject to health department regulations;

— Planned unit development;

— Private educational institutions having an academic curriculum similar to that

ordinarily given in public schools;

— Private nonprofit recreational grounds and facilities;

— Public and quasi-public uses;

— Rail transit mixed-use, provided it meets the following requirements:

The planning commission shall determine the density based on the

specific development proposal, site location and surrounding land uses.

The property is located within one-quarter mile of a rail station.


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C.

D.

E.

F.

G.

H.

I.

A.

B.

C.

D.

Buildings and impervious areas shall not cover more than eighty percent

of the site.

Office uses shall be allowed on the first and second floor of buildings

fronting on a public street.

Parking is not allowed between the building and the public street.

The front yard setback shall be fifteen feet and the side and rear yards

shall be twenty feet minimum. Corner lots are deemed to have two front

yards.

The front yard setback is the build-to-line. At least fifty percent of the

front elevation of the building must be built within ten feet of the build-

to-line or as approved by the planning commission.

The planning commission shall determine the amount of parking

required based on projected transit usage and other guidelines found in

Section 19.80.090, "Planning Commission Exceptions."

All development in the rail transit mixed-use area shall conform to the

Rail Transit Mixed-Use Development Guidelines adopted by the planning

commission. The planning commission has the authority to modify or

waive guidelines as necessary during development review.

— Reception center and/or wedding chapel;

— Reiki business provided it meets the following requirements:

Hours of operation shall be between 7:00 a.m. and 10:00 p.m.

Each practitioner that is not an employee of the business licensee shall

have a Salt Lake County business license.

Neither clients nor practitioners shall appear on the premises in a state

of nudity or semi-nudity, as defined in the Sexually Oriented Business

Chapter of Title 5 of this Code; and

The premises shall not be used for any conduct that violates Section 58-

47b-501 of the Utah Massage Therapy Practice Act (2013) or sexual

conduct that violates Title 76 of the Utah Criminal Code.

— Residential development with any number of dwelling units per structure per lot,

pursuant to Section 19.44.040;


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A.

B.

A.

B.

C.

— Shared parking;

— Short-term rental provided:

A full-time manager lives on the property. The full-time manager may be

the owner of the property; and

Except for the manager's dwelling unit, all of the dwelling units on the

property, lot, planned unit development, or dwelling group shall be

rental units, short-term or long-term.

— Sportsman's kennel (minimum lot area one acre);

— Tanning studio;

— Temporary buildings for uses incidental to construction work, which buildings must be

removed upon the completion or abandonment of the construction work. If such buildings

are not removed within ninety days upon completion of construction and thirty days after

notice, the buildings will be removed by the county at the expense of the owner;

— Veterinary; provided, that:

The operation is completely enclosed within an air-conditioned

soundproofed building. The noise from the animals shall not be audible

at the property line,

There is no sale of merchandise on the premises, and

There is no overnight boarding of animals.

(Ord. No. 1779 § III, 1-6-2015; Ord. No. 1753, § VI, 8-6-2013; Ord. 1609, § 10, 2007; Ord. 1574, § 2

(part), 2005; Ord. 1539, § 12, 2004; Ord. 1535, § 5 (part), 2004; Ord. 1473 (part), 2001; Ord. 1416, §

2 (part), 1998; Ord. 1367, § 7, 1996; Ord. 1331, § 4, 1996; Ord. 1293, § 2, 1995; Ord. 1228, § 2 (part),

1993; Ord. 1216, § 2, 1992; Ord. 1198, §§ 9 (part), 11, 1992; Ord. 1179, § 6 (part), 1992; Ord. 1118, §

6 (part), 1990; Ord. 1115, § 5 (part), 1990; Ord. 1088, § 6 (part), 1989; (part) of Ord. passed 12-15-

1982; prior code § 22-22-3)


Permitted uses in the C-2 zone include:

— Accessory uses and buildings customarily incidental to permitted uses;


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— Addressograph shop;

— Antique shop without outside display;

— Archery shop and range, providing the use is conducted within a completely enclosed

building;

— Art needlework shop;

— Art shop and/or artist supply;

— Athletic goods store;

— Automobile service station;

— Awning sales and repair;

— Baby formula service; baby diaper service; babysitter agency;

— Bakery;

— Bank;

— Barbershop;

— Beauty shop;

— Bicycle shop;

— Blueprinting and/or photostating;

— Bookstore;

— Bowling alley, including billiard and/or pool tables;

— Bus terminal;

— Cafeteria; catering establishment;

— Candy store; confectionery;

— Carbonated water sales;

— Class A beer outlet;


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— Class B beer outlet;

— Clothes cleaning, dyeing and pressing;

— Clothing store;

— Coal and fuel sales office;

— Costume rental;

— Dancing;

— Department store;

— Delicatessen;

— Dog training, provided all training is within a completely enclosed building;

— Dramatics school;

— Drapery and/or curtain store;

— Dressmaking;

— Drive-in refreshment stand;

— Drugstore;

— Dry goods store;

— Electrical and heating appliances and fixture sales and repair;

— Egg candling and sales;

— Employment agency;

— Film exchange;

— Five-and-ten cent store;

— Fix-it shop;

— Flooring or floor repair shop;

— Florist shop;


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— Fountain equipment supply;

— Frozen food lockers;

— Fruit or fruit juice store; fruit and/or vegetable stand;

— Fur sales, storage and/or repair;

— Furniture sales and/or repair;

— Gift shop;

— Greenhouse and nursery; plant materials; soil and lawn service;

— Grocery;

— Gunsmith;

— Gymnasium;

— Hardware store, not including the sale of lumber;

— Health food store;

— Hobby and/or crafts shop;


— Hospital supplies;

— House cleaning and repair; house equipment display;

— Ice cream shop;

— Ice vendor units and/or reach-in ice merchandiser units; electrical icemaker units; ice

storage of not more than five tons' capacity;

— Insulation sales;

— Interior decorating store;

— Jewelry store;

— Janitorial service;


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— Key and lock service;

— Laundry, automatic self-help type; laundry agency;

— Leather goods sales;

— Linen shop;

— Luggage shop;

— Machine tools sales;

— Manicuring, pedicuring and electrolysis of hair;

— Medical and dental clinic and laboratory;

— Milk distributing station and sale of dairy products, excluding processing or bottling;

— Military store;

— Mobile lunch agency;

— Monument sales, retail;

— Motorboat sales;

— Music store;

— Newsstand;

— Notions;

— Novelty shop;

— Numismatic shop; gold, silver and platinum dealer;

— Nurses' agency;

— Office, business or professional; office supply; office machines sales and repair;

— Oil burner shop;

— Optometrist and/or oculist;

— Ornamental iron, sales only;


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— Painter and/or paint store;

— Pest extermination and control office;

— Pet shop;

— Photographer and/or sale of photographic supplies;

— Popcorn and/or nut shop;

— Radio and television sales and repair and/or station;

— Residential facility for elderly persons;

— Restaurant;

— Roofing sales;

— Safe sales;

— Secondhand shop;

— Shoe shop; shoeshine shop; shoe repair shop;

— Sewing machine shop;

— Stationery and greeting card sales;

— Swimming pool;

— Tailor shop;

— Taxidermist;

— Taxi stand;

— Tire shop, sales only;

— Theater, indoor;

— Tobacco shop;

— Towel and linen supply service;

— Travel bureau;


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— Upholstery shop;

— Variety store;

— Wallpaper store;

— Weather-stripping shop.

(Ord. 1323 § 2 (part), 1995; Ord. 1200 § 5 (part), 1992; Ord. 1179 § 5 (part), 1992; Ord. 978 § 3,

1986: 1986 Recodification: §§ 1 (part) and 2 (part) of Ord. passed 3/20/85: § 1 (part) of Ord. passed

2/1/84; (part) of Ord. passed 4/22/82; prior code § 22-27-3)


Conditional uses in the C-2 zone include:

— Agency for the sale of new motor vehicles, trailers and campers, including the

incidental sale of used motor vehicles, trailers and campers, provided this use is incidental

and located on the same property as the primary use of new motor vehicle sales; agency for

the rental of motor vehicles, trailers or campers;

— Ambulance service;

— Apartments for elderly persons;

— Arcade, not to be located within a one thousand foot distance, via the most direct

pedestrian route, of the property line of any school or private educational institution having

an academic curriculum similar to that ordinarily given in public schools. For purposes of

measuring distance, a pedestrian route shall not include a route which requires crossing a

physical barrier such as a fence, canal or freeway, or include trespassing across private

property.

— Athletic club and/or health club;

— Automobile repair, including incidental body and fender work, painting and

upholstering and/or welding; automatic automobile wash;

— Automobile service center, which is limited to tune-ups, lubrication and oil change,

front-end alignment, brake repair, and muffler repair, providing there is not outside storage

of parts or materials;


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A.

— Baking, ice cream making and/or candy making;

— Bath and massage (every massage technician shall be licensed by the state);

— Bed and breakfast inn, which may include a restaurant and conference meeting

rooms;

— Cat and dog groomery, excluding overnight boarding;

— Cemetery, mortuary, etc.;

— Check cashing, provided that each check cashing business shall be located a minimum

distance of six hundred feet from any other similarly licensed facility;

— Class C fireworks store;

— Copy service;


— Golf course;

— Hardware store, including the sale of lumber, providing all storage of lumber is within

a completely enclosed building;


— Home occupation;

— Hospital;

— Hotel and apartment hotel;

— Indoor firearms and/or archery range;

— Mini-storage units, secondary to the main use of the parcel;

— Mobile home park;

— Mobile store provided it meets the following requirements:


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B.

C.

D.

E.

F.

A location on improved property including a main building with paved

parking, and landscaping, curb, gutter and sidewalk if required by the

county.

A maximum display area of one hundred square feet outside the

portable structure, a minimum of ten feet behind the property line, not

on landscaped areas, and not obstructing access to the property.

Compliance with the sign ordinance.

The structures comply with the yard requirements of the zone.

The mobile store including display area shall not be located within the

clear view of intersecting streets.

Written approval from the property owner to locate on the site.

— Motel;

— Multiple dwellings; group dwellings;

— Neighborhood storage;

— Open storage for recreational vehicles only (campers, snowmobiles, etc.), but not to

include the storage, keeping or abandonment of junk, including scrap metals or other scrap

material, or for the dismantling, demolition or abandonment of automobiles or other vehicles

or machinery, or parts thereof, as in an impound lot or junkyard, etc.; and such use will be

required to install a six-foot solid visual barrier fence or masonry wall around the entire

storage area (chain-link with slats is acceptable) as a conditional use in the commercial C-2

zone, and as an accessory use only to a main use, such as a service station, carwash or similar

use. Gravel or grass surfacing will be allowed for the storage area;

— Package agency;

— Parking lot;


— Plumbing shop;

— Printing shops;

— Private nonprofit locker club;


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A.

B.

C.

D.

E.

F.

G.

H.

I.

J.

— Private post office box service;

— Private school;

— Public and quasi-public use;

— Rail transit mixed-use, provided it meets the following requirements:

The planning commission shall determine the density based on the

specific development proposal, site location and surrounding land uses.

The property is located within one-quarter mile of a rail station.

Buildings and impervious areas shall not cover more than eighty percent

of the site.

Commercial uses shall be allowed on the first floor of buildings fronting

on a public street.

Office uses shall be allowed on the first and second floor of buildings

fronting on a public street.

Parking is not allowed between the building and the public street.

The front yard setback shall be fifteen feet and the side and rear yards

shall be twenty feet minimum. Corner lots are deemed to have two front

yards.

The front yard setback is the build-to-line. At least fifty percent of the

front elevation of the building must be built within ten feet of the build-

to-line or as approved by the planning commission.

The planning commission shall determine the amount of parking

required based on projected transit usage and other guidelines found in

Section 19.80.090, "Planning Commission Exceptions."

All development in the rail transit mixed-use area shall conform to the

Rail Transit Mixed-Use Development Guidelines adopted by the planning

commission. The planning commission has the authority to modify or

waive guidelines as necessary during development review.

— Reception center and/or wedding chapel;

— Recreation, commercial;

— Reiki business provided it meets the following requirements:


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A.

B.

C.

D.

A.

B.

C.

D.

E.

Hours of operation shall be between 7:00 a.m. and 10:00 p.m.

Each practitioner that is not an employee of the business licensee shall

have a Salt Lake County business license.

Neither clients nor practitioners shall appear on the promises in a state

of nudity or semi-nudity, as defined in the Sexually Oriented Business

Chapter of Title 5 of this Code; and

The premises shall not be used for any conduct that violates Section 58-

47h-501 of the Utah Massage Therapy Practice Act (2013) or sexual

conduct that violates Title 76 of the Utah Criminal Code.

— Rent-all store, provided that there is not outside storage;

— Resource recycling collection point provided it meets the following requirements:

A location on improved property including a main building with paved

parking, and landscaping, curb, gutter and sidewalk if required by the

county.

All material shall be contained within an enclosed container.

The structures or bins comply with the yard requirements of the zone.

Written approval from the property owner to locate on the site.

Maintenance of the site in a clean, neat and orderly manner.

— Restaurant liquor license;

— Seed and feed store;

— Shared parking;

— Sign-painting shop;

— Single-family dwelling in conjunction with a service station;

— State store;

— Swap meets and flea markets within drive-in theaters or enclosed buildings;

— Tanning studio;


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A.

B.

C.

D.

— Temporary buildings for uses incidental to construction work, including living quarters

for a guard or night watchman, which buildings must be removed upon completion or

abandonment of the construction work;

— Theaters, outdoor, providing:

A solid fence or masonry wall with a minimum height of six feet shall be

constructed on all sides.

Driveways and parking areas shall be provided with properly maintained

dustless surfaces.

Automobile off-street storage areas for automobiles awaiting entrance

to the theater shall have a capacity of at least fifteen percent of the

number of automobile parking spaces provided inside the theater.

Minimum area for a single-screen theater shall be ten acres; minimum

area for a two-screen theater shall be twelve acres.

— Transfer company, provided trucks no larger than two tons' capacity are used;

— Unoccupied model buildings for display, accessory to a sales office;

— Veterinary, providing operation is completely enclosed within an air-conditioned

building.

(Ord. No. 1779, § V, 1-6-2015; Ord. 1639 § 2, 2008; Ord. 1574 § 2 (part), 2005: Ord. 1416 § 2 (part),

1998; Ord. 1331 § 5, 1996; Ord. 1198 § 8 (part), 1992; Ord. 1188 § 2, 1992; Ord. 1179 § 6 (part),

1992; Ord. 1170 § 2 (part), 1991; Ord. 1169 § 3, 1991; Ord. 1042 §§ 3 (part), 6 (part), 1988; Ord.

1008 § 3 (part), 1987; Ord. 978 § 2, 1986; 1986 Recodification; § 3 (part) of Ord. passed 3/20/85;

(part) of Ord. passed 10/5/83; (part) of Ord. passed 12/22/82; (part) of Ord. passed 3/3/82; (part)

of Ord. passed 8/21/80; prior code § 22-27-4)


Permitted uses in the M-1 zone include:

— Accessory uses and buildings customarily incidental to permitted uses;

— Agriculture;

— Animals and fowl for family food production;


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A.

— Animal hospitals;

— Assembly of medical supplies;

— Boatbuilding;

— Bottling works, soft drinks;

— Bookbinding;

— Carpenter shop; cabinet shop;

— Carpet and rug cleaning and dyeing;

— Class B beer outlet;

— Construction of buildings to be sold and moved off the premises;

— Dairy;

— Dog and cat kennel and/or groomery;

— Egg candling, processing and sales;

— Electric appliance and/or electronic instruments;

— Express office;

— Garage, public;

— Honey extraction;

— Ice manufacture and storage;

— Knitting mill;

— Laboratory;

— Laundry;

— Machine shop;

— Manufacture and maintenance of the following:

Business machines,


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B.

C.

D.

E.

F.

G.

H.

Cameras and photographic equipment,

Electric and neon signs, billboards and/or commercial advertising

structures,

Light sheet metal products, including heating and ventilating ducts and

equipment, cornices and eaves, Venetian blinds, window shades and

awnings,

Musical instruments,

Novelties,

Rubber and metal stamps,

Toys;

— Meat products smoking, curing and packing, provided that no objectionable fumes are

emitted;

— Monument works;

— Motor vehicles, trailers, bicycles and machinery assembling, painting, upholstering,

rebuilding, repairing, rentals, sales and reconditioning;

— Office, business and/or professional;

— Outdoor chemical toilet rental;

— Parking lot;

— Printing, including engraving and photoengraving;

— Radio and television transmitting towers;


— Recycling collection center operated within an enclosed building;

— Rent-all stores;

— Restaurant;

— Sandblasting;

— Service station;


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— Sign-painting shop;

— Tire retreading and/or vulcanizing;

— Transfer company;

— Upholstering, including mattress manufacturing, rebuilding and renovating;

— Used car lot;

— Veterinary;

— Warehouse;

— Weaving;

— Wholesale business.

(Ord. 1169 §§ 5, 6, 1991; 1986 Recodification; § 1 (part) of Ord. passed 2/1/84; prior code § 22-

29-2)


Conditional uses in the M-1 zone include:

— Airport;

— Auction;

— Automatic automobile wash;

— Bank;

— Battery manufacture;

— Blacksmith shop;

— Building material sales yard, including the sale of rock, sand, gravel and the like, as an

incidental part of the main business, but excluding concrete mixing, except as such concrete

mixing is necessary in the preparation and manufacture of any of the products specified in

this section;

— Class C fireworks store;


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A.

B.

C.

D.

E.

F.

G.

H.

— Coal, fuel and wood yards;

— Contractors' equipment storage yard or rental of equipment used by contractors;


— Drag strip racing;

— Draying, freighting or trucking yard or terminal;

— Electrical contractor;

— Foundry, casting lightweight nonferrous metal without causing noxious odors or

fumes;

— Fertilizer and soil conditioner manufacture, processing and/or sales, providing only

nonanimal products and byproducts are used;

— Firearms and/or archery range;

— Gymnasium;

— Impound lot, providing there is no dismantling or demolition of automobiles or other

vehicles conducted on the premises;

— Indoor firearms and/or archery range;

— Manufacture, compounding, processing, packaging and treatment of the following

products:

Bakery goods,

Candy,

Cosmetics,

Dairy products,

Pharmaceuticals,

Toiletries,

Food products, excluding the following: Fish, sauerkraut, vinegar, yeast,

and the rendering of fat,

Pickles;


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—

— Manufacturing, compounding, assembling and treatment of articles of merchandise

from the following previously prepared materials: Bone, canvas, cellophane, cloth, cork,

feathers, felt, fiber, fish, glass, hair, horn, leather, paper, paint, plastics, precious or

semiprecious metals or stones, rubber, shell, straw, textiles, tobacco, wood or yarn;

— Manufacture of brick, and all clay, ceramic, cinder, concrete, synthetic, cast-stone,

plastic and pumice stone products, including, in addition, the manufacture or fabrication of

building blocks, tile or pipe from raw material for use in building construction or for sewer or

drainage purposes, and excluding rock or gravel crushing of raw materials, except as such

rock or gravel crushing of raw materials is incidental to the manufacture or fabrication of the

above-described products, and provided that such crushing facilities shall be located not

closer than two hundred feet to any property line;

— Metal plating; metal anodizing; metal polishing;

— Motion picture studio;

— Package agency;

— Planing mill;


— Private school;

— Public and quasi-public use;

Public utility production, storage, and treatment facilities, including: power

plants, refineries, natural gas processing and storage plants, water treatment

plants, and sewage treatment facilities.

— Radio and television stations;

— Recreation, commercial;


— Sanitary landfill;

— Sexually oriented business;

— Shared parking;


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— Single-family dwelling constructed prior to the passage of the ordinance codified in

this section, to be retained on a separate lot;

— State store;

— Temporary buildings for uses incidental to construction work, including living quarters

for a guard or night watchman, which buildings must be removed upon the completion or

abandonment of the construction work;

— Welding shop.

(Ord. No. 1824, § III, 10-31-17; Ord. 1416 § 2 (part), 1998; Ord. 1170 § 6 (part), 1991; Ord. 1136 § 6,

1990; Ord. 1008 § 3 (part), 1987; 1986 Recodification; prior code § 22-29-3)


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Documents

Rezone Summary and Recommendation - Magna, Utah€¦ · Rezone Summary and Recommendation . Public Body: Magna Metro Township Council Meeting Date: September 25, 2018 . Parcel ID’s: