The purpose of the MU Mixed Use Overlay Zone is to provide opportunities for the development of a mix of commercial, office and residential uses at major intersections within Springville City. The intent of the zone is to:
(1) 
Help provide a full range of housing types within the City;
(2) 
Create housing near shopping and work opportunities to decrease vehicular trips and encourage pedestrian traffic;
(3) 
Provide a better balance between the amount of land used for residential and commercial uses;
(4) 
Meet the strategies of the Springville City General Plan to provide opportunities for mixed land uses and include higher density housing in connection with that mix.
(Ord. No. 04-2011, 03/15/2011)
(1) 
The MU Mixed Use Overlay Zone shall be limited to parcels under single ownership located at the intersection of two (2) major streets. Major streets include arterial and major collectors as identified in the Springville General Plan.
(2) 
The area for such a development shall be at least twenty (20) acres and no greater than sixty (60) acres.
(3) 
The lot shall be zoned commercially and the commercial development shall be subject to the underlying zoning development requirements.
(4) 
Residential uses within the development shall be conditional and may be included horizontally or vertically in the overall mix of uses on the site.
(5) 
Any residential development in the overlay zone shall be multi-family dwellings and shall be located within one-quarter (1/4) mile of the commercial section of the project.
(6) 
Up to sixty percent (60%) of the land in the development may be used exclusively for residential development, inclusive of associated streets and open space.
(7) 
The RMF-1 Zone shall serve as the base density for those portions of the parcel used exclusively for multi-family residential uses.
(8) 
For vertical mixed use, which shall be residential located above a commercial main floor, density is limited by the ability to provide parking and building height maximums. Vertical mixed use will not be counted towards the sixty percent (60%) residential maximum.
(9) 
The portion of the parcel nearest the major intersection shall be the location of commercial uses, while other portions of the property may include commercial uses. Residential uses may be located above a main floor commercial space in a vertically mixed manner or may be located behind the commercial space or along major streets away from the primary intersection.
Fig. 1 The Mixed Use Overlay Zone must include Commercial at the intersection of either arterial or major collector streets
(10) 
Housing must either abut or be across the street from property zoned residentially (need to ensure minimum neighborhood population of three thousand five hundred (3,500) persons).
(Ord. No. 04-2011, 03/15/2011)
The following minimum performance standards shall apply to all residential development in the MU Mixed Use Overlay Zone, including any vertical mixed use developed in connection with commercial properties. The base standards (which are the conditions for inclusion of housing in the project) shall meet the following requirements:
(1) 
Building Materials – At least fifty percent (50%) of the net facade areas of each elevation shall be in brick or 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). This minimum standard may be used for a ten percent (10%) density bonus for those projects participating in the density bonus program;
(2) 
Window and door openings shall make up twenty percent (20%) of any front facade facing the street;
(3) 
Parking for all dwellings shall be located behind the principal building and may be accessed from a carriageway or driveway;
(4) 
Primary entries to buildings shall face a public street;
(5) 
At least fifty percent (50%) of the block length shall have building facades within thirty feet (30') of the front property line;
(6) 
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%);
(7) 
Building elevations facing a public street shall include projections, recesses, balconies, arcades and/or other distinctive features that provide relief to the facade at least every thirty (30) linear feet of frontage;
(8) 
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;
(9) 
Building shall include breaks in the roofline for buildings with pitched roofs, either through changes in building height or other methods;
(10) 
The minimum parking requirement for all residential areas of developments in the MU Mixed Use Overlay Zone shall be two (2) stalls per unit;
(11) 
No more than fifty percent (50%) of the exclusively horizontal multi-family residential area may be built in the development prior to beginning construction of the commercial or vertical mixed-use portion of the development in the MU Mixed Use Overlay Zone. At the time fifty percent (50%) of mixed-use portion is under construction, submission may be made for the next twenty-five percent (25%) of exclusively horizontal multi-family development. At the time all of the commercial or vertical mixed-use portion of the project is complete, the remaining twenty-five percent (25%) of multi-family residential development may be considered for approval.
(Ord. No. 04-2011, 03/15/2011; Ord. No. 09-2011 § 1, 06/07/2011; Ord. No. 06-2012, 07/17/2012; Ord. No. 01-2013, 01/15/2013)
(1) 
Densities in excess of the baseline density achievable under the RMF-1 zoning designation may be considered for developments choosing to participate in the density bonus program up to a maximum of seventy percent (70%).
(2) 
Participation in the density bonus program is contingent on meeting at least one (1) of the requirements from the Parks, Open Space and Other Public Lands category listed below. A density bonus of at least three percent (3%) must be achieved in this category. Springville reserves the right to accept or reject any areas proposed to meet this requirement. The applicant's proposal for parks, trails, open space and other public land needs shall be reviewed in connection with areas proposed for such uses in the Springville General Plan. Upon transfer of the land with associated improvements, if applicable, the City shall be responsible for maintenance of the property, unless specified otherwise in a development agreement.
(a) 
Parks, Open Space and Other Public Lands.
PARKS, OPEN SPACE AND OTHER PUBLIC LANDS
Density Bonus Improvement
Requirements and Bonus
Linear open space and trails in connection with proposed waterways, hillside, or right-of-way corridors
A seven-tenths percent (0.7%) density bonus for each one percent (1%) of land developed for a linear trail system at least twenty feet (20') wide within the development. The trail system shall become property of Springville City upon completion and acceptance by the City.
Improvements shall include: grading improvements, ten-foot (10') wide hard-surfaced trail, benches every one-eighth (1/8) mile and landscaping, including at least three (3) trees per one hundred (100) linear feet. Other types of improvements may include trail heads. Parks shall include improvements totaling no less than the amount per acre established by resolution and approved by the City Council.
Public property dedications
A density bonus of one-half percent (0.5%) for each one percent (1%) of land identified by the City for a public purpose and deeded to the City.
Fees in lieu
A fee in lieu of physical improvements may be paid to the City at the rate of the value of the land per acre plus improvements totaling no less than the amount per acre established by resolution and approved by the City Council and be prorated at one and two-tenths percent (1.2%) density bonus for the equivalent value of one percent (1%) land and development costs. This fee is to be used for open space land acquisition or linear park trails.
(b) 
Building Materials.
BUILDING MATERIALS
Density Bonus Improvement
Requirements and Bonus
Exterior Building Materials
* The net facade applies to all sides of the building.
A density bonus of ten percent (10%) will be granted for those projects meeting the minimal building materials requirement who chose to participate in the density bonus program.
An additional ten percent (10%) density bonus will be granted for an additional twenty-five percent (25%) of the net facade area* being covered with brick or stone and meeting the other minimal building materials requirements.
An additional ten percent (10%) density bonus will be granted for those portions of the facade area not required to be covered in brick or stone, along with any gable areas, being covered with at least two (2) patterns of concrete or wood fiber board.
(c) 
Design Features – Specific building features help to provide interest and variety to the whole array of residential facades. It is important that these design elements are appropriate to the architecture of the building and appropriately located in that architecture. These will be considerations in awarding density bonuses for this category.
Design Features
Density Bonus Improvement
Requirements and Bonus
Projecting bays
A density bonus of up to four percent (4%) may be given for projecting bays at least two feet (2') deep covering at least fifteen percent (15%) of the front facade, based on materials and appropriateness of location.
Balconies/Decks
A density bonus of up to two percent (2%) to seven percent (7%) may be given for balconies covering at least fifteen percent (15%) of a facade facing a street and which extend at least one foot (1') on each side beyond the width of the doorway.
(i) A density bonus of up to two percent (2%) may be given for a basic projecting, unenclosed balcony of at least three feet (3') in depth and twenty (20) square feet of area.
(ii) A density bonus of up to four percent (4%) may be given for a balcony/deck covered with a nonintegral roof and five feet (5') in depth.
(iii) A density bonus of up to five percent (5%) may be given for a balcony/deck at least five feet (5') in depth with an integral roof integrated that reflects or complements the roof type (e.g., hipped, gabled).
(iv) A density bonus of up to seven percent (7%) may be given for a balcony/deck at least five feet (5') in depth with an integral roof that reflects or complements the roof type (e.g., hipped, gabled or clipped gable) and enclosed sidewalls.
Dormer windows
A density bonus of up to two percent (2%) may be given for dormer windows based on materials and appropriateness of location.
Window types and treatment
A density bonus of up to two percent (2%) may be given for window opening accents on all front facade windows, such as a window head (e.g., pediment or hooded) and a projecting sill (e.g., precast or brick) along with keystones, brick soldier coursing above the window, etc.
Landmark feature
A bonus density of up to five percent (5%) shall be given for a unique entryway, architectural or landscape architectural feature that provides unique identification for the development.
(d) 
Garages or Underground Parking.
Garages or Underground Parking
Density Bonus Improvement
Requirements and Bonus
Enclosed garage
A forty percent (40%) bonus density will be given for providing two (2) side-by-side parking spaces per unit in an enclosed garage. Garages shall meet the requirements of parking stalls in terms of location and access. This bonus may be applied to only a portion of the units in a development and the bonus density will be prorated (e.g., twenty-five percent (25%) of the units including two (2) car garages would result in a ten percent (10%) density bonus).
Underground parking
A prorated density bonus of up to seventy-five percent (75%) may be given for common underground parking garages in multiple-family dwelling structures which include internal circulation.
(e) 
Participation in the National Association of Home Builder's Green National Standards Program will provide a density bonus, based on the rating achieved. This program has been developed to help conserve energy, water and other resources, along with utilizing sustainable or recycled materials in construction of homes. A verification of certification must be provided by the developer to receive the density bonus.
Green National Standards Program
Density Bonus Improvement
Requirements and Bonus
Bronze rating
Density bonus of 5%
Silver rating
Density bonus of 10%
Gold rating
Density bonus of 15%
(Ord. No. 04-2011, 03/15/2011; Ord. No. 06-2012, 07/17/2012)
(1) 
The submittal and processing requirements found in the Springville City Code Westfields Overlay Regulations, Sections 11-5-408 through 11-5-415, shall be followed for all developments within the MU Mixed Use Overlay Zone. The preliminary plan shall also show the general location of all nonresidential buildings and structures.
(2) 
Any development in the MU Mixed Use Overlay Zone shall be processed as a subdivision, as described in Title 14, if new lots or streets are being created. Any development not meeting the criteria for subdivision shall be subject to site plan review pursuant to Title 11, Chapter 7, Article 4. Development approvals of the preliminary plan, and final plats shall be effective as described in Title 14.
(Ord. No. 04-2011, 03/15/2011; Ord. No. 20-2025 § 3, 10/21/2025)