Council approves zoning change to allow athletic, studio and sports facilities in two industrial corridors
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Summary
After considering a text amendment prompted by a denied business-license request, the Layton City Council adopted Ordinance 25-21 to allow athletic centers, sports complexes and studio fitness uses in M2 (heavy manufacturing) zones along specific arterial corridors (Hillfield and Gordon) under new definitions and limits.
Layton City on Sept. 18 adopted Ordinance 25-21 to amend the zoning code to permit certain athletic and studio fitness uses within portions of the M2 heavy manufacturing zoning district located along designated arterial corridors.
Background and reason for change The amendment was prompted by a business-license denial earlier in 2025 for Innovative Dance, which had applied to occupy space on Hillfield Road in an M2 zone. Staff and the applicant said the denial stemmed from an L4 limitation in the land-use table that limited nonindustrial uses to 40% of a development site. Innovative Dance sought more of the building for studio operations and subsequently petitioned for the code change.
What the ordinance does Ordinance 25-21 adds definitions for “athletic center,” “sports facility” and “studio fitness” and creates an exemption to the L4 limitation for such uses when they are located in M2 zoning within 275 feet of an arterial roadway corridor on Hillfield or Gordon. The amendment updates the land‑use table so that these uses can occupy up to 100 percent of a building in those defined corridor areas (staff presented the corridor maps to council).
City rationale and safeguards City planning staff told the council they reviewed 18 years of business-license records and found these uses commonly seek flex industrial space. The policy goal staff advanced was to provide flexibility in specific corridor areas that function as transitions between residential and commercial zones while preserving the majority of industrial land for traditional industrial uses. Planning commission unanimously recommended approval.
Business-license status and enforcement notes Staff said the applicant had submitted a code amendment and that, while the amendment was pending, staff had coordinated with the property owner and tenant. Staff told the council that, during processing of the amendment, the applicant operated without an active business license and city staff worked with both tenant and property owner; staff said they would pursue code enforcement if the amendment did not pass and the tenant remained noncompliant. If the ordinance is adopted the applicant would be eligible to apply for a business license and would be required to pay any applicable fees for time operating once a license is issued.
Council action The council voted to adopt Ordinance 25-21 after public hearing; the vote was unanimous.
Ending: Council members and staff said the change is narrowly tailored to the two arterial corridors and intended to reuse underused flex space while protecting broader industrial capacity.
