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Staff unveils draft TC-1 neighborhood town-center zone, proposes form-based design and development agreement requirement
Summary
Planners presented a detailed draft "TC-1" code to guide West Layton town-center development: subdistricts, building types, design standards, and an emphasis on a grocery anchor and an order-of-construction to ensure commercial development keeps pace with housing.
City planning staff presented a draft Neighborhood Town Center ("TC-1") zoning code to the council on Oct. 16 that implements the Golden '89 Town Center master plan and sets form-based standards for a mixed-use center west of Layton.
Planner Brad (staff) told the council the code is intentionally detailed: it defines subdistricts (commercial core, mixed-use, town residential, neighborhood residential and detached residential), building types and standards, and development-review expectations. The draft calls for a development agreement tied to any rezoning to TC-1 so a developer's project, phasing and an order of construction (for example, ensuring an anchor grocery is delivered before residential outpaces commercial) are explicitly set.
The code sets residential densities by subdistrict (staff cited 12'15 units/acre for town residential and 6'11 units/acre for neighborhood residential, and 6,000-square-foot detached lots at the outer edge), limits some uses in the core, and generally reserves ground-floor space for commercial uses with residential allowed on upper floors in mixed-use buildings.
Brad walked council members through design details including fenestration requirements, transition setbacks next to single-family neighborhoods, a menu of tenant and building amenities (developers must select a minimum number), landscape and parking-lot standards, and streetscape widths to support sidewalks, on-street dining and bike facilities. The code favors a "mountain modern" architectural palette for the center's buildings.
Council members asked about UDOT-owned land and whether the city's development-agreement approach would be in place when the land transfers; staff said they continue conversations with UDOT and with potential purchasers and plan to return with a refined draft and options for application beyond the Golden '89 site.
Staff said the code will return to council for further discussion and potential adoption; no rezoning or development agreement was approved at the meeting.
