Ephraim City has enacted Ordinance ECO 26-13, a new law designed to regulate residential uses within commercial zones to ensure development remains in harmony with the city's goals and unique character. The ordinance introduces specific requirements for mixed-use properties, including height limits and landscaping mandates, to manage how residential units integrate with commercial activities.
Regulations for Main Street
The new ordinance, passed by the Ephraim City Council, follows a vetting process by city staff and the Planning Commission. According to the city, the changes aim to clarify municipal policy and protect the health, welfare, and safety of the community while allowing for development that respects the established scale and architectural character of the area.
Mixed-Use and Landscaping Mandates
Under the amended code, mixed-use properties located on Main Street or within 300 feet of the street face strict design constraints. These buildings are limited to a maximum height of two stories. For mixed-use buildings located in other areas of the city, the maximum height is set at three stories.
Additionally, any mixed-use properties within 300 feet of Main Street must maintain a commercial component on the ground floor in its entirety. The ordinance also requires that these developments conform to the historic character of the area, matching the established scale, mass, height, width, setbacks, and orientation of the existing Main Street landscape.
Commercial Overlay Zone
Landscaping requirements for mixed-use properties vary based on their location and composition. For properties abutting or within 300 feet of Main Street, at least 20% of the lot area must be maintained as landscaped area. For other mixed-use developments, the amount of required landscaping is determined by a weighted average of commercial to residential ratios.
This prorated percentage is calculated by multiplying 5% by the total commercial floor space and 20% by the total residential floor space, then summing the two figures and dividing by the total floor space. This calculation results in a requirement that ranges from 5% for completely commercial developments to 20% for completely residential developments. In all commercial zones, a minimum of 5% of the lot area must be maintained as landscaped area, and road rights of way not used for pavement, curbs, or sidewalks must be planted and maintained as landscaped area.
General Commercial Zone Standards
The ordinance establishes a Commercial Overlay Zone, designated as C1A, specifically around Snow College. This zone is intended to accommodate campus-specific or college-related businesses. Within the C1A zone, permitted uses are limited to a maximum of 1,500 square feet for customer service and a maximum of 1,500 square feet for storage and office space related to the business.
The C1A zone prohibits the outside storage of material or merchandise. Furthermore, all solid waste storage facilities in the C1A zone must be located at the rear of the main building or behind a sight-obscuring fence or wall to prevent them from being visible from a public street. Commercial uses in the C1A zone are required to provide a decorative, sight-obscuring fence, or a combination of fencing and landscaping that protects adjoining residential properties.
Parking and Residential Integration
The General Commercial Zone (C2) is intended to provide areas for the city's general commercial activity, characterized by the commingling of commercial uses and dwellings. While the code gives primacy to commercial uses within this zone, existing structures such as apartments, homes, and student housing are permitted to continue with their designed intent.
In the C2 zone, all materials and merchandise—excluding vehicles in running order—must be stored in an enclosed building or within an enclosure surrounded by a solid, sight-obscuring wall or fence that is at least six feet in height and a neutral color. Like the C1A zone, trash, rubbish, weeds, or other combustible materials are prohibited from remaining on any lot outside of approved containers.
Compliance and Residential Rules
The ordinance also addresses parking and residential integration within mixed-use developments. For developments containing both multiple residential units and commercial elements, the total combined parking is calculated according to municipal requirements. This total may be reduced by up to 25% if it can be demonstrated that parking demand for the commercial portion of the development decreases significantly after normal business hours.
Furthermore, residences located within the C2 zone must conform to all requirements under the R-4 designation, including specific rules regarding the keeping of animals. The ordinance also clarifies that parking reductions do not apply to mixed residential and commercial parcels.
