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Chapter 5 Establishment of Districts Adopted 9/24/96

CHAPTER 05 Industrial (I) (PC) Resort Community (RC) ESTABLISHMENT OF ZONES Sports Entertainment (SE) (Amended 09/11/18) Public Facilities (PF) Section 05.010. Zoning by Districts. Transit Oriented Development (TOD) Section 05.020. Zoning Districts Purpose. Section 05.030. Table of Permitted and Condition- Section 05.020. Zoning Districts Purpose. (Amended 1/11/00, 10/10/00, 5/22/01, 08/07/01, 11/15/05, al Uses. 04/22/08, 09/09/08, 06/09/09, 07/28/09, 07/09/13, 02/24/15, Section 05.040. Table of District Yard, Bulk and 02/13/18, 08/14/18; 01/22/19; 12/8/20) Intensity Requirements. Consistent with the goals and policies of the Lehi Section 05.050. Table of Off Street . General Plan the zoning districts are formulated to provide and achieve the following purposes:

Section 05.010. Zoning by Districts. A. The Transitional Holding-5 (TH-5) District is (Amended 10/10/00, 08/07/01, 04/22/08, 09/09/08, 09/11/12, designated primarily for the annexation of land where 01/13/15, 02/24/15) no water is dedicated upon annexation and where no In accordance with the requirement of the Utah Code city culinary water or pressurized irrigation water ser- that zoning within be by districts, Lehi vices will be provided. Characteristic of this district is City, as shown on the Lehi City Zoning Map is divided a continuation of uses and services existing at the time into the following zoning districts or zones which gov- of annexation. All new uses must comply with Table ern the use, intensity, area and other requirements for 05-030-A, Table 05-040-A, and Table 12-060 of the the use of land as required by this Code. The map Lehi City Development Code. may be an- accompanying this Code, the Lehi City Zoning Map, nexed into the TH-5 district without the requirement of identifies the geographic distribution of each zone a General Plan amendment. It is, however anticipated within Lehi City, Utah. All development, use, activity, that when the property is rezoned, it will comply with and authorized permits and licenses shall adhere to all the General Plan designation. Otherwise, a General the provisions, standards, and requirements of the ap- Plan amendment will be required. plicable zone. To meet the purposes of this Code and the Lehi City General Plan, the City of Lehi is divided Following annexation into the TH-5 District, a single into the following zones: lot may be partially rezoned to a different zoning dis- trict so long as the portion of the lot remaining in the Transitional Holding -5 (TH-5) TH-5 district is not smaller than one acre. Agriculture-5 (A-5) Agriculture-1 (A-1) B. The Agriculture-5 (A-5), Agriculture-1 (A-1) Residential/Agriculture (RA-1) and Residential/Agriculture (RA-1) Districts are Residential (R-1-22) designed to preserve lands suited for farming and Residential (R-1-15) ranching operations protected from the encroachment Residential (R-1-12) of incompatible uses. Additionally these districts are Residential (R-1-10) intended to allow viable agricultural uses to remain on Residential (R-1-8) lands potentially suited for the eventual development Residential (R-1-Flex) for other uses, pending proper timing and the provision Medium Density Residential (R-2) of the required services including all public utilities, Intermediate High Density Residential (R-2.5) streets, , schools and other facilities, so that an High Density Residential (R-3) orderly development pattern is encouraged. Mixed Use Commercial/Residential (MU) Historic Commerce District (HC) C. The Residential Districts of Lehi City (RA-1, Regional Commercial (CR) R-1-22, R-1-15, R-1-12, R-1-10, R-1-8, R-1-Flex, R- Commercial (C) 2, R-2.5 and R-3) are formulated to provide a range of Heavy Commercial (C-H) housing choices to meet the needs of Lehi City resi- Commercial/Food Processing (C-1) dents, to offer a balance of housing types and densi- Neighborhood Commercial (NC) ties, and to preserve and maintain the City’s residential Technology and (T-M) areas as safe and convenient places to live. These dis- Business (BP) tricts are intended for well-designed residential areas Light Industrial (LI) free from any activity that may weaken the residential Historical/Industrial (HI)

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Chapter 5 Establishment of Zoning Districts Adopted 9/24/96

strength and integrity of these areas. Typical uses in- size shall meet the following additional require- clude single-family dwellings, two-family dwellings, ments: multi-family dwellings, and townhous- (a) Maximum density of three and one half es. Also allowed are parks, open space and conserva- (3.5) units per acre. tion areas, pedestrian pathways, trails and walkways, (b) Minimum lot size of eight thousand utility facilities and public service uses required to (8,000) square feet. meet the needs of the citizens of the City and residents (c) Each development shall contain a mix of of each of the City’s neighborhoods. lot sizes. Forty percent (40%) must be twelve thousand (12,000) square feet or larg- D. The purpose of the Very Low Density Residen- er, thirty percent (30%) must be between ten tial Agricultural Districts (A-5, A-1, and R-1-22) is to thousand and eleven thousand nine hundred provide for single-family residential areas within a and ninety nine (10,000-11,999) square feet, rural setting. and thirty percent (30%) must be between eight thousand and nine thousand nine hun- 1. RA-1 may also be permitted on dred ninety nine (8,000 and 9,999) square that are no larger than two acres in size. feet in size. When calculating the required number of lots, the number may be rounded E. The purpose of the Very Low Density Residen- down to the nearest whole number. tial Districts (R-1-22, RA-1, R-1-15) is to provide for (d) PUD or PRD developments may be al- large-lot single-family residential areas and/or hobby lowed. In such cases, the lot size mix re- farm developments. quirement in item 2(b) does not apply.

F. The purpose of the Low Density Residential H. The purpose of the Medium Density Residen- Districts (R-1-12, R-1-10, R-1-8, and R-1-Flex) is to tial District (R-2) is to identify and encourage the provide for single-family residential areas and dwell- development of medium density residential uses, in- ing units on individual lots. cluding single family and two family dwellings.

1. The standard zones for the Low Density Res- I. The purpose of the Intermediate High Density idential District are the R-1-Flex zone and R-1-12. Residential District (R-2.5) is to provide an attractive setting for low rise and condominiums in 2. A property may be zoned to an R-1-8 or R-1- a Planned Unit Development setting. The R-2.5 zone 10 zone only in cases where a parcel of property is intended to be a transition zone between medium is immediately adjacent to existing R-1-8 or R-1- density and high density or commercial areas. All 10 zoning on at least 3 sides. developments within the R-2.5 Zone shall meet the following requirements: G. The purpose of the R-1-Flex District is to break from traditional single-family zoning with fixed lot 1. Only Planned Unit Developments will be al- requirements, which typically results in neighborhoods lowed in the R-2.5 Zone and must be approved in where all of the lots are similar in size. The R-1-Flex accordance with Chapter 17, Planned Unit Devel- District allows a diversity of lot sizes while still keep- opments, of this Code. Use of the R-2.5 Zone and ing within the density standard of the district. The in- approval of a Planned Unit Development is at the tent is to allow for flexibility in lot size standards, and discretion of the Planning Commission and City to promote diversification and stability of neighbor- Council. hoods while assuring that the character of the single- family district is maintained. 2. A Concept Plan shall be filed concurrent with any request to amend the Element of 1. All developments within the R-1-Flex Dis- the General Plan to an Intermediate High Density trict that are less than ten (10) acres (gross) in size Residential designation. The Concept Plan shall shall meet the following requirements: be filed in accordance with the Concept Plan re- (a) Maximum density of three and one quar- quirements contained in Chapter 11 of this Code. ter (3.25) units per acre. (b) Minimum lot size of eight thousand (8,000) square feet.

2. All developments within the R-1-Flex Dis- trict that are ten (10) acres (gross) or greater, in

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Chapter 5 Establishment of Zoning Districts Adopted 9/24/96

3. A Concept Plan shall be effective for a period designed to promote high quality commercial devel- of one (1) year from the date that the Concept opments that can take advantage of the zone’s close Plan and General Plan Amendment are reviewed proximity to I-15 and other major transportation corri- by the City Council, at the end of which time an dors. Development within this zone should be de- application for a Zoning Map amendment shall signed in a manner that presents a favorable image of have been submitted and under review by the the City and is encouraged to be developed in large, City. If an application for a Zoning Map well-planned and cohesive projects rather than smaller, Amendment to the R-2.5 Zone has not been filed piecemeal projects. within the one (1) year period the Concept Plan shall be void. The City Council may grant an ex- N. The Commercial (C) District is intended to tension of the Concept Plan according to the pro- provide controlled and compatible locations for retail, visions of Section 10.120. office and business/commerce activities, to enhance employment opportunities, to encourage the efficient 4. Properties designated as an Intermediate High use of land, to enhance property values and the Density Land Use or R-2.5 Zone for which the strength of the city’s tax base, and insure high quality Concept Plan has become void shall require the design and functionality of commercial areas. Uses applicant to submit a new Concept Plan for re- typical to this District may include retail sales and ser- view subject to the then existing provisions of this vices, offices and institutional uses. Code and General Plan. 5. To accommodate requests for changes to the O. The Heavy Commercial (C-H) District is in- Concept Plan, the City may allow the Concept tended to provide appropriate locations for warehous- Plan to be amended. Amendments shall follow ing, auto and truck services, and light manufacturing the same requirements for initial review of a Con- that do not impact existing and planned residential cept Plan including review by Staff, Planning areas. This district supports opportunities for commer- Commission and City Council. cial uses that contribute to the local tax base, and to create high quality areas for businesses that are more J. The purpose of the High Density Residential impactful to surrounding areas than retail and office District (R-3) is to provide an environment and oppor- uses. Typical uses include office/warehouse, light tunities for higher density residential uses, including manufacturing, auto and truck service and repair, dis- single family detached and attached residential units, tribution centers, and some retail/office. , condominiums and townhouses. P. Commercial/Food Processing (C-1) District. K. The purpose of the Mixed Use (MU) District is The purpose of the Commercial/Food Processing Dis- to foster and provide an area of mixed, compatible trict is to allow for the continued operation of existing residential, commercial and office uses in certain areas food processing businesses that involve the slaughter- of the City. ing and processing of livestock. However, animal rendering and feed lots are prohibited and livestock L. The Historic Commerce District (HC) is lo- may not be corralled outdoors for any period of time. cated in the historic commercial areas along Main It is also intended to allow future retail, office and Street and State Street. This district is created to pre- business/commerce activities. Uses typical to this Dis- serve the historic character of the original commercial trict include existing food processing businesses as areas along Main Street and State Street; to revitalize well as future retail sales and services, offices and in- the heart of Lehi by creating a walkable stitutional uses. downtown characterized by unique retail, , entertainment, and small artisan businesses; and to Q. The Neighborhood Commercial (NC) District celebrate Lehi’s Pioneer heritage. The district is char- is created to provide an area where goods and services acterized by a distinct “street wall” that maintains the are available in close proximity to residential areas. classic “Main Street” feel with little or no The purpose of this zone is to allow for the develop- from the street. ment of smaller-scale retail and service-oriented busi- nesses that are compatible with the adjacent neighbor- M. The Regional Commercial (CR) District is hoods. Developments within this zone should be de- created to provide for a variety of retail and service- signed for a sensitive transition between the commer- oriented commercial uses that serve a broad geograph- cial uses and surrounding residential uses. In order to ical market beyond the Lehi area. This zone is gener- prevent disturbance to neighboring residential areas, ally applied to properties along major transportation businesses operating hours shall be between the hours corridors with the infrastructure to support them and is of 6 AM and 11 PM Sunday through Thursday and 6

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Chapter 5 Establishment of Zoning Districts Adopted 9/24/96

AM to 12 AM Friday and Saturday. Structures in this site specific provisions which enable the City to ad- zone are limited in size to a 5,000 square foot footprint dress unique areas within the community that warrant unless otherwise approved by the Planning Commis- a comprehensive set of specific land use policies and sion based on a determination that the meets standards. Additionally, the PC district encourages the intent of this zone. the coordinated and unified development of an area and allows use and design flexibility for the land- R. The (BP) District is established owner within an overall framework of development to provide a clean, attractive and nuisance free location standards. for corporate offices, light assembly and accessory warehouse development, and larger scale public facili- X. Resort Community (RC) District. The pur- ties. Examples of the activities that may be allowed pose of the Resort Community Zone is to recognize include corporate offices, laboratories and research and provide for the orderly development of certain facilities, medical and dental clinics, professional and properties as a tourist, convention, hospitality, busi- vocational schools, government offices and medical ness, and gathering destination. A Resort Community research facilities. The BP district requires to Zone may include a cohesive and complimentary mix- be located in a park-like setting with extensive ture of land uses, including commercial, residential, landscaping and consideration of building design and recreational, and/or business park. Uses should focus siting to create an attractive and desirable environment on services for tourists, visitors, and the local commu- for larger scale corporate and public uses. nity.

S. The Technology and Manufacturing (T-M) Y. Sports Entertainment (SE) District. The pur- District is to provide for and encourage the develop- pose of the Sports Entertainment (SE) Zone is to pro- ment of well planned and designed technological and vide a land use pattern that allows for a compatible manufacturing parks. These areas are characterized by mix of uses that creates a destination location for uses such as research, development, manufacturing, sports, recreation, entertainment and associated uses fabrication, processing, storage, warehousing and and a location for office and high density residential wholesale distribution. These areas are to be located uses to support a mixed use, pedestrian friendly envi- in proximity to adequate transportation facilities and ronment. infrastructure so that the needs of these users may be met in an efficient manner with consideration to ad- Z. The Public Facilities (PF) District is estab- joining uses. lished to provide areas for publicly owned buildings and facilities. T. Light (LI). The purpose of the LI District is to identify and provide locations for 1. Lehi City recognizes that, in attempting to light industrial uses that produce no appreciable im- serve the general public, there are unique needs pact on adjacent properties, a desire for clean and at- that are difficult to address through standard resi- tractive industrial locations, and to provide employ- dential or commercial zoning regulations. There- ment opportunities for residents of Lehi City. fore, the intent of this zone is to create a balance between the needs of the City and other govern- U. Historical/Industrial (HI) District. The pur- mental or public entities and the interests of adja- pose of the Historical/Industrial District is an exclusive cent property owners, who should be aware of the district for the protection and continued operation of potential use of neighboring publicly owned lands industrial uses of historic significance to the City. and have assurance of continued public use.

V. The Industrial (I) District is formulated to 2. Some uses in the PF District will be allowed recognize existing industrial sites and activities within in other zones to initially accommodate public fa- the City of Lehi, and unincorporated areas that cilities in appropriate areas without undue diffi- will become part of the City, to provide economic sta- culty; however it is intended that the PF District bility and opportunity, and to provide employment would then be applied by the City to all such fa- opportunities for City residents. cilities for ease of recognition on the Lehi City Planning Zone Map and accurate statistical index- W. The Planned Community (PC) District is es- ing of land uses. tablished to encourage the and coordinated development of areas identified as 3. The establishment of a PF District may only appropriate for a mix of uses and use densities. The be initiated by Lehi City; however, changes from PC district allows the City to establish land use and a PF District to another district may be initiated

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Chapter 5 Establishment of Zoning Districts Adopted 9/24/96

by any party. allowed as a Conditional Use (identified as ‘C’ in the Table of Uses). Uses not identified as either a Permit- 4. When a property in the PF zone changes from ted or Conditional Use are deemed to be prohibited. one land use to another (as defined in the Table of Uses for the PF zone), Lehi City will hold a pub- Section 05.040. Table of District Yard, Bulk lic hearing and send a notice to all property own- and Intensity Requirements. (Amended 3/11/08) ers whose holdings are located partly or entirely within three hundred feet of the PF-zoned proper- A. Accompanying the Table of Uses is a compan- ty. ion Table of Bulk and Intensity Requirements. The Table of Bulk and Intensity Requirements identifies 5. Uses typical to the PF District may include: the intensity, site development standards, site coverage (a) Public parks, playgrounds, swimming standards, and other requirements for the uses allowed pools, trails and similar public recreation fa- within each Zoning District. cilities. (b) Public schools. B. The following exceptions to the Bulk and Inten- (c) Public . sity Requirements listed on Tables 05.040 A, B and C (d) Public buildings such as administrative may be allowed on a case by case basis at the discre- buildings, libraries, courthouse, museums, tion of the City Council and following review and rec- public safety buildings, and similar struc- ommendation from the Reviewing Departments and tures. Planning Commission. The applicant shall file a Con- (e) Municipal reservoirs, well sites, pump cept Plan application as part of a request for an excep- stations, maintenance shops, storage areas tion. and similar public utility buildings and struc- tures. 1. Exceptions may be allowed to the minimum (f) Municipal parking lots and parking areas lot width/frontage for subdivisions that are de- to serve a public use. signed with curvilinear street layouts, or coving, or that incorporate calming elements in AA. The Transit Oriented Development (TOD) their design. District is established to provide for the implementa- tion of the Lehi City General Plan and to reduce auto- 2. Exceptions may be allowed to the minimum mobile dependence by creating self-sustaining, walka- lot size, maximum dwelling units per acre, lot ble neighborhoods, in which residents may walk to width/frontage, or other design considerations for work, , and recreational opportunities, and subdivisions located along a master planned major have access to mass transit roadway or master planned trail or that include a planned park, historic monument or other public Section 05.030. Table of Permitted and Condi- facility that warrants special consideration in lieu tional Uses. of payment to the developer for right-of-way, The Table of Uses identifies the uses allowed within property dedication, or other improvements re- each Zoning District of the City. The Table of Uses is quired by the General Plan, Master Transportation divided into two (3) separate, but related Sections. Plan or Design Standards and Public Improve- These are: ments Specifications Manual. (a) In order to determine the amount of any A. Table 05-030-A, Agriculture and Residential additional density allowed, the applicant shall Districts; provide two concept plan designs; one based on a standard layout that meets all of the bulk B. Table 05-030-B, Commercial, Industrial and and intensity requirements and the other Business Park Zones; showing the proposed layout with the excep- tion(s). The standard layout shall determine C. Table 05-030-C, Mixed Use and Special Dis- the base number of lots/units. tricts. 3. The City Engineer shall review all proposed The purpose of the Table of Uses is to implement the exceptions to evaluate the density that could be goals and policies of the Lehi City General Plan. The achieved under a standard layout that meets all of Table of Uses identifies uses allowed as a Permitted the bulk and intensity requirements and any addi- Use (identified as ‘P’ in the Table of Uses) and uses tional density that may be allowed in lieu of right- of-way, improvements, property dedication or

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Chapter 5 Establishment of Zoning Districts Adopted 9/24/96

other considerations received by the City. The Engineer shall recommend to the Reviewing De- partments, Planning Commission and City Coun- cil the number of additional lots/units that may be allowed if any.

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