HomeMy WebLinkAboutUpdated Ordinance - 12/9/20251
Project Title: RMF 35 and RMF 45 Consolidation: Chapter
21A.24.130 Moderate Density Multi-Family Residential
Districts
Petition No.: PLNPC2024-01388
Version: City Council Amendment V2
Date Prepared: December 3, 2025
Planning Commission Action: Recommended approval
This proposed ordinance makes the following amendments (for summary purposes only):
• Amends Chapter 21A.24.130 to remove RMF-35 language
• Amends Chapter 21A.24.130 to replace RMF-35 with new RMF-35 & RMF-45 Ordinance
• Amends 21A.24.140 to remove RMF-45 language
Underlined text is new; text with strikethrough is proposed to be deleted. All other text is existing with no
proposed change.
1. Amends Chapter 21A.24.130 as follows: 1
21A.24.130: RMF-35 and RMF-45 MODERATE DENSITY MULTI-FAMILY RESIDENTIAL 2
DISTRICTS 3
A. Purpose Statement: The RMF-35 and RMF-45 Moderate Density Multi-Family Residential Districts 4
are intended to provide an environment in the city suitable for a variety of residential building forms 5
that are moderate in scale, up to a height of 35 feet in the RMF-35 district and 45 feet in the RMF-45 6
district, with a density based on the land use policies identified in the general plan. The districts serve 7
as a transition between low-density neighborhoods and areas with greater land-use intensity. The 8
primary intent of both districts is to enable infill development, encourage incremental construction of 9
affordable and attainable housing, and support the character of established residential neighborhoods. 10
The form-based standards for the districts are intended to promote a variety of housing options. These 11
districts are meant to facilitate an engaging pedestrian experience, support nearby commercial uses, 12
and encourage sustainable modes of transportation. 13
B. Allowed Uses: Land uses shall be allowed as a permitted or conditional use based on the land use 14
tables for each listed district in Chapter 21A.33. Any permitted or conditional use shall also be 15
limited by any specific provision in this chapter or as determined by the building type definitions 16
found in 21A.62.060. 17
1. Accessory Uses and Structures: Accessory uses and structures shall be allowed subject to the 18
requirements of 21A.36.020, 21A.36.030, and 21A.40 of this title and any other provisions that 19
specifically apply to accessory uses and structures that may be found in this title. 20
C. General Provisions: 21
1. Building Height: 22
a. Maximum: Building height maximums are based on building forms listed in 21A.24.130.F. 23
b. Measurement: Building height in this chapter shall be measured from finished grade. 24
2. Yard and Setback: 25
a. General Yard Applicability: When a development includes multiple lots, the minimum 26
required yards may apply to the perimeter of the development rather than to individual lots. 27
APPROVED AS TO FORM
Salt Lake City Attorney’s Office
Date: __12/3/25__________________
By: ____________________________
Courtney Lords, Senior City Attorney
2
b. Front and Corner Side Yard Exceptions: 28
(1) Adjacent Building Exception: A required minimum front or corner side yard may be 29
reduced to equal an abutting lot's front or corner side yard if the yard area is located along 30
the same block face. 31
(2) Curb Distance Exception: No minimum setback is required for the front or corner side 32
yard if the respective lot line is more than 20 feet from the street curb face. 33
c. Side or Rear Yard Abutting an Alley: Half the width of an abutting alley may be counted 34
toward a required side or rear yard. 35
3. Lot Size Provisions: 36
a. Lot Width Maximum: The width of a new lot shall not exceed 110 feet. Where more than 37
one lot is created, the combined lot width of abutting lots within a new subdivision, including 38
area between lots, shall not exceed 110 feet. 39
b. Lot Area Requirement Exception: No minimum lot area is required for utility buildings and 40
structures or for allowed uses that do not involve the construction of a principal building, 41
such as parks and open space. 42
4. Open Space Area Requirements: Open space areas may include landscaped yards, patios, 43
dining areas, common balconies, rooftop gardens, and other similar outdoor living spaces. Private 44
balconies, required parking lot landscaping, or required perimeter parking lot landscaping shall 45
not be counted toward the minimum open space area requirement. When required by the building 46
form standards in this chapter, the following open space standards shall apply: 47
a. Common Open Space Areas: A common open space area is an outdoor space shared by all 48
dwelling units within a development that meets the minimum size requirement specified in an 49
applicable building form table. For developments that involve subdividing a site into multiple 50
lots, common open space areas may use the entire development area, provided each dwelling 51
unit has legally established access to the common open space area. At least 50% of the 52
required common open space shall be contiguous and include the following: 53
(1) A minimum of 33% live vegetation; 54
(2) A minimum width of 6 feet; and 55
(3) At least two of the following: 56
(A) A bench for every 250 square feet of common open space area; 57
(B) An outdoor amenity intended to provide outdoor recreation and leisure opportunities, 58
which may include playgrounds, seating areas, gardens, sports courts, or similar 59
amenities intended to promote outdoor activity; or 60
(C) A shade structure or tree with a minimum spread of 20 feet at mature height for every 61
250 square feet of common open space area. If a tree is provided, the tree canopy at 62
maturity may count toward the required minimum area of vegetation. 63
b. Personal Open Space Areas: A personal open space area is a private area that is accessible 64
only to its respective dwelling unit. Each personal open space area shall be separated from 65
other areas by a fence, hedge, or other physical barrier to distinguish it as private. When 66
required, the minimum personal open space area shall apply to each dwelling unit in a 67
development. Each personal open space area shall: 68
(1) Contain at least one shade area. Shade may include a tree, pergola, gazebo, or other 69
similar structure designed to provide shade to the area. Shade structures may encroach 70
into a required yard provided they are located at least one foot from all lot lines; 71
(2) Have no more than 50% coverage of impervious surfaces; 72
(3) Not be located within a required front yard; and 73
3
(4) Have a minimum width of 6 feet. 74
c. Proximity to Public Parks: The open space required by a building form standard does not 75
apply when the subject property is within 800 feet of a public park or open space, as 76
measured along the closest reasonable walking path. 77
5. Public Street Frontage: 78
a. Buildings Without Frontage: A lot may contain principal buildings without public street 79
frontage, provided that: 80
(1) At least one principal building on the lot has public street frontage; 81
(2) Each building has legally established access to a public street; and 82
(3) Each ground-floor dwelling unit of the Row House, Urban House, Two-Family, and 83
Cottage Development forms shall include an entry feature allowed by 21A.37.050, 84
regardless of street frontage. 85
b. Lots Without Frontage: For the purpose of this provision, individual dwellings may be on 86
their own lot, including within a condominium development. Lots without public street 87
frontage, used for individual dwelling units or buildings, are allowed subject to a preliminary 88
subdivision plat process and recording a final subdivision plat that: 89
(1) Documents that new lots have adequate access to a public street by way of easements or a 90
shared driveway; and 91
(2) Includes a disclosure of private infrastructure costs for any shared infrastructure 92
associated with the new lot(s) per Section 21A.55.110 of this title and all other 93
requirements therein. 94
6. Midblock Walkways: When identified in the general plan, midblock walkways are subject to the 95
following requirements: 96
a. Width: The midblock walkway shall meet the minimum width requirements established in 97
the applicable plan. If no minimum width is provided, it shall be 6 feet. 98
b. Encroachments: The following building encroachments are permitted in an outdoor 99
midblock walkway: 100
(1) Balconies: All balconies must be located at the third story or above; 101
(2) Building overhangs and associated cantilever: These coverings shall be located no lower 102
than 9 feet above the level of the sidewalk and may project up to 6 feet; 103
(3) Other architectural element(s) not listed above that offer refuge from weather and/or 104
provide publicly accessible usable space, projecting up to 1 foot into the midblock 105
walkway. 106
D. Unit Density Bonus: Bonus dwelling units may be granted when an existing principal building is 107
retained as part of a development that adds at least one additional dwelling unit pursuant to the 108
following: 109
1. Two bonus dwelling units of any building type may be granted for retaining an existing structure 110
that contains one or two dwelling units, or retaining two dwelling units within separate buildings 111
on a site. 112
2. Four bonus dwelling units of any type may be granted for retaining an existing building 113
containing three or more dwelling units or retaining three or more dwelling units within multiple 114
buildings on a site. 115
3. A bonus dwelling unit may be added within or attached to an existing principal building or as a 116
separate building, provided that all other applicable zoning requirements are met. Bonus units are 117
not subject to minimum lot area requirements. 118
4. The addition of a bonus dwelling unit to an existing principal building does not change the 119
building type of the existing building. 120
5. Bonus dwelling units are exempt from minimum off-street parking requirements. 121
4
6. Bonus dwelling units are exempt from open space area requirements. 122
7. The exterior building walls and roofline of the existing principal building must be retained to 123
obtain a bonus dwelling unit. Additional stories are permitted and existing architectural elements 124
may be modified provided they meet applicable zoning or historic preservation standards. 125
8. A density bonus may only be requested with a building permit application for development that 126
meets the minimum lot area requirements. 127
9. Any density bonus granted shall be documented through a restrictive covenant, the form of which 128
shall be approved by the city attorney. The restrictive covenant shall be recorded on the property 129
with the Salt Lake County Recorder prior to final inspection of the bonus units. The restrictive 130
covenant shall run with the land and shall provide for the following, without limitation: 131
a. Indicate that bonus dwelling units were established by retaining existing structures on a site. 132
b. Guarantee that the building(s) containing the unit(s) used to qualify for the bonus units shall 133
not be demolished unless the associated bonus units are also demolished; and 134
c. Establish that the terms of the restrictive covenant are enforceable by the city or, pursuant to 135
Utah Code Section 10-9a-802 (or its successor), any adversely affected party, and that in any 136
such enforcement action the court shall award the prevailing party its attorneys' fees. 137
E. Other Applicable Regulations: The following additional regulations apply to properties within this 138
district: 139
1. 21A.33 Land Use Tables 140
2. 21A.24.010 General Provisions for Residential Districts 141
3. 21A.36 General Provisions 142
4. 21A.37 Design Standards 143
5. 21A.38 Nonconforming Uses and Noncomplying Structures 144
6. 21A.40 Accessory Uses, Buildings, and Structures 145
7. 21A.42 Temporary Uses 146
8. 21A.44 Off Street Parking, Mobility, and Loading 147
9. 21A.46 Signs 148
10. 21A.48 Landscaping and Buffers 149
F. Building Types, Forms and Standards: Allowed building forms shall be determined based on the 150
definitions in 21A.62.060. Standards for each allowed building form are listed in the Building Form 151
Standards tables below. 152
1. Urban House and Two-Family Building Form Standards: 153
TABLE 21A.24.130.F.1 154
Building Regulation Regulation for Building Forms: Urban House and Two-Family Dwelling
Maximum: 35 feet
Minimum:
Minimum:
Minimum:
Minimum:
Minimum:
Maximum: 2
Building Coverage Maximum: 60%. When a development includes multiple lots, the building
coverage limit shall apply to the development site as a whole.
5
2. Cottage Development Building Form Standards: 155
TABLE 21A.24.130.F.2 156
3. Row House Building Form Standards: 157
TABLE 21A.24.130.F.3 158
Landscape Buffer
Attached Garage
width of the front facade of the building.
of multiple garage doors, the sum of the widths of each garage door plus the
width of any intervening wall elements between garage doors.
No attached garage shall be constructed forward of the "front line of the
building" (as defined in section 21A.62.040 of this title).
Building Regulation Regulation for Building Form: Cottage Development
Maximum: 23 feet
Minimum:
Minimum:
Minimum:
Minimum:
Minimum:
Maximum: 1
Building Size 850 square feet of gross floor area per Cottage
Open Space Area Minimum
Landscape Buffers
Building Regulation Regulation for Building Form: Row House
Maximum: 35 feet
Minimum:
Minimum:
Interior Side Yard
Minimum:
When the interior side yard abuts an R-1, R-
the side lot line, the minimum is 10 feet unless a street or alley separates the
Minimum:
6
4. Multi-Family Residential Building Form Standards: 159
TABLE 21A.24.130.F.4 160
5. Non-residential Building Form Standards: 161
TABLE 21A.24.130.F.4 162
lot line, the minimum is 15 feet unless a street or alley separates the
Minimum:
Maximum: 6
Open Space Area Minimum:
Landscape Buffers
Attached Garages
Building Regulation Regulation for Building Form: Multi-Family Residential
Maximum:
Maximum:
Minimum:
Minimum:
Interior Side Yard
Minimum:
When the interior side yard abuts an R-1, R-
the side lot line, the minimum is 10 feet unless a street or alley separates the
Rear Yard
Minimum:
When the rear yard abuts an R-1, R-
lot line, the minimum is 15 feet unless a street or alley separates the
Minimum:
Building Form Maximum: 20
Building Form Maximum: 50
Open Space Area
Minimum:
developments with 3 dwelling units, a minimum of 200 square feet of
Landscape Buffers
Building Regulation Regulation for Building Form: Non-Residential
Maximum:
Maximum:
Minimum:
7
163
A. Purpose Statement: The purpose of the RMF-35 Moderate Density Multi-Family Residential District 164
is to provide an environment suitable for a variety of moderate density housing types, including single-165
family, two-family, and multi-family dwellings with a maximum height of thirty five feet (35'). This 166
district is appropriate in areas where the applicable Master Plan policies recommend a density of less than 167
thirty (30) dwelling units per acre. This district includes other uses that are typically found in a multi-168
family residential neighborhood of this density for the purpose of serving the neighborhood. Uses are 169
intended to be compatible with the existing scale and intensity of the neighborhood. The standards for the 170
district are intended to provide for safe and comfortable places to live and play, promote sustainable and 171
compatible development patterns and to preserve the existing character of the neighborhood. 172
B. Uses: Uses in the RMF-35 Moderate Density Multi-Family Residential District, as specified in 173
section 21A.33.020, "Table Of Permitted And Conditional Uses For Residential Districts", of this title, 174
are permitted subject to the general provisions set forth in section 21A.24.010 of this chapter and this 175
section. 176
C. Minimum Lot Area And Lot Width: The minimum lot areas and lot widths required in this district 177
are as follows: 178
Land Use Minimum Lot Area Minimum Lot Width
1
Municipal service uses, including City utility uses No minimum No minimum
Minimum:
Interior Side Yard
Minimum:
When the interior side yard abuts an R-1, R-
the side lot line, the minimum is 10 feet unless a street or alley separates the
Rear Yard
Minimum:
When the rear yard abuts an R-1, R-
lot line, the minimum is 15 feet unless a street or alley separates the
Minimum:
Open Space Area Minimum: 15% of the lot area shall be common or private open space
Landscape Buffers
8
Two-family dwellings 8,000 square feet 50 feet
Utility substations and buildings 5,000 square feet 50 feet
section 21A.33.020 of this title
Qualifying provisions: 179
1. 9,000 square feet for 3 units, plus 2,000 square feet for each additional dwelling unit up to and 180
including 11 units. 26,000 square feet for 12 units, plus 1,000 square feet for each additional dwelling unit 181
up to 1 acre. For developments greater than 1 acre, 1,500 square feet for each dwelling unit is required. 182
D. Maximum Building Height: The maximum building height permitted in this district is thirty five 183
feet (35'). 184
E. Minimum Yard Requirements: 185
1. Front Yard: Twenty feet (20'). 186
2. Corner Side Yard: Ten feet (10'). 187
3. Interior Side Yard: 188
a. Single-family detached and two-family dwellings: 189
(1) Interior lots: Four feet (4') on one side and ten feet (10') on the other. 190
(2) Corner lots: Four feet (4'). 191
b. Single-family attached: No yard is required, however, if one is provided it shall not be less than 192
four feet (4'). 193
c. Twin home dwelling: No yard is required along one side lot line while a ten foot (10') yard is 194
required on the other. 195
d. Multi-family dwellings: 196
(1) Interior lots: Side yard shall be at least ten feet (10'). 197
e. All other permitted and conditional uses: Ten feet (10') on each side. 198
4. Rear Yard: Twenty five percent (25%) of the lot depth, but not less than twenty feet (20') and need 199
not exceed twenty five feet (25'). 200
5. Accessory Buildings And Structures In Yards: Accessory buildings and structures may be located 201
in a required yard subject to section 21A.36.020, table 21A.36.020B, "Obstructions In Required Yards", 202
of this title. 203
6. Existing Yards: For buildings legally existing on April 12, 1995, the required yard shall be no 204
greater than the established setback line of the existing building. 205
F. Required Landscape Yards: The front yard, corner side and, for interior multi-family lots, one of the 206
interior side yards shall be maintained as landscape yards. 207
G. Maximum Building Coverage: 208
1. Single-Family Detached: The surface coverage of all principal and accessory buildings shall not 209
exceed forty five percent (45%) of the lot area. 210
2. Single-Family Attached Dwellings: The surface coverage of all principal and accessory buildings 211
shall not exceed sixty percent (60%) of the lot area. 212
3. Two-Family And Twin Home Dwellings: The surface coverage of all principal and accessory 213
buildings shall not exceed fifty percent (50%) of the lot area. 214
4. Multi-Family Dwellings: The surface coverage of all principal and accessory buildings shall not 215
exceed sixty percent (60%) of the lot area. 216
9
5. Existing Dwellings: For dwellings existing on April 12, 1995, the coverage of such existing 217
buildings shall be considered legally conforming. 218
6. Nonresidential Land Uses: The surface coverage of all principal and accessory buildings shall not 219
exceed sixty percent (60%) of the lot area. 220
H. Landscape Buffers: Where a lot abuts a lot in a single-family or two-family residential district, a 221
landscape buffer shall be provided in accordance with chapter 21A.48 of this title. (Ord. 56-24, 2024: 222
Ord. 46-17, 2017: Ord. 66-13, 2013: Ord. 12-11, 2011: Ord. 62-09 §§ 6, 9, 2009: Ord. 61-09 § 7, 2009: 223
Ord. 35-99 §§ 18, 19, 1999: Ord. 26-95 § 2(12-12), 1995) 224
225
2. Amends Chapter 21A.24.140 as follows: 226
21A.24.140: Reserved RMF-45 MODERATE/HIGH DENSITY MULTI-FAMILY RESIDENTIAL 227
DISTRICT 228
229
A. Purpose Statement: The purpose of the RMF-45 Moderate/High Density Multi-Family Residential 230
District is to provide an environment suitable for multi-family dwellings of a moderate/high density with 231
a maximum building height of forty five feet (45'). This district is appropriate in areas where the 232
applicable Master Plan policies recommend a density of less than forty three (43) dwelling units per acre. 233
This district includes other uses that are typically found in a multi-family residential neighborhood of this 234
density for the purpose of serving the neighborhood. Such uses are designed to be compatible with the 235
existing scale and intensity of the neighborhood. The standards for the district are intended to provide for 236
safe and comfortable places to live and play, promote sustainable and compatible development patterns 237
and to preserve the existing character of the neighborhood. 238
239
B. Uses: Uses in the RMF-45 Moderate/High Density Multi-Family Residential District, as specified 240
in section 21A.33.020, "Table Of Permitted And Conditional Uses For Residential Districts", of this title, 241
are permitted subject to the general provisions set forth in section 21A.24.010 of this chapter and this 242
section. 243
244
C. Minimum Lot Area And Lot Width: The minimum lot areas and lot widths required in this district 245
are as follows: 246
247
Land Use Minimum Lot Area
Land Use Minimum Lot Area
Multi-family dwellings (3 to 14 units) 9,000 square feet1 80 feet
Multi-family dwellings (15 or more) 21,000 square feet1 80 feet
No minimum No minimum
No minimum No minimum
Places of worship less than 4 acres in size 12,000 square feet 140 feet
Public pedestrian pathways, trails and greenways No minimum No minimum
10
No minimum No minimum
Single-family attached dwellings 3,000 square feet
per unit
Interior: 22 feet
Corner: 32 feet
Single-family detached dwellings 5,000 square feet 50 feet
Utility substations and buildings 5,000 square feet 50 feet
10,000 square feet 80 feet
Qualifying provisions: 248
1. 9,000 square feet for 3 units, plus 1,000 square feet for each additional dwelling unit up to and 249
including 14 units. 21,000 square feet for 15 units, plus 800 square feet for each additional dwelling unit 250
up to 1 acre. For developments greater than 1 acre, 1,000 square feet for each dwelling unit is required. 251
252
D. Maximum Building Height: The maximum building height permitted in this district is forty five feet 253
(45'). 254
E. Minimum Yard Requirements: 255
1. Front Yard: Twenty percent (20%) of lot depth, but need not exceed twenty five feet (25'). For 256
buildings legally existing on April 12, 1995, the required front yard shall be no greater than the existing 257
yard. 258
2. Corner Side Yard: 259
a. Single-family attached dwellings: Ten feet (10'). 260
b. Multi-family dwellings: Twenty feet (20'). 261
c. All other permitted and conditional uses: Twenty feet (20'). 262
3. Interior Side Yard: 263
a. Single-family attached dwelling: No yard is required, however if one is provided it shall not be 264
less than four feet (4'). 265
b. Multi-family dwellings: The minimum yard shall be eight feet (8'); provided, that no principal 266
building is erected within ten feet (10') of a building on an abutting lot. 267
c. All other permitted and conditional uses: Ten feet (10') on each side. 268
4. Rear Yard: The rear yard shall be twenty five percent (25%) of the lot depth, but need not exceed 269
thirty feet (30'). 270
5. Accessory Buildings And Structures In Yards: Accessory buildings and structures may be located 271
in a required yard subject to section 21A.36.020, table 21A.36.020B, "Obstructions In Required Yards", 272
of this title. 273
F. Required Landscape Yards: The front yard, corner side and, for interior lots, one of the interior side 274
yards shall be maintained as a landscape yard except that single-family attached dwellings, no interior 275
side yard shall be required. 276
G. Maximum Building Coverage: The surface coverage of all principal and accessory buildings shall 277
not exceed sixty percent (60%) of the lot area. 278
H. Landscape Buffers: Where a lot abuts a lot in a single-family or two-family residential district, a 279
landscape buffer shall be provided in accordance with chapter 21A.48, "Landscaping And Buffers", of 280
this title. 281
282
283
284