RMF-35 AND RMF-45 MODERATE DENSITY MULTI-FAMILY RESIDENTIAL DISTRICT
Salt Lake City Code § 21A.24.130
in effect21A.24.130: RMF-35 AND RMF-45 MODERATE DENSITY MULTI-FAMILY RESIDENTIAL DISTRICT:
A. Purpose Statement: The RMF-35 and RMF-45 Moderate Density Multi-Family Residential Districts are intended to provide an environment in the city suitable for a variety of residential building forms that are moderate in scale, up to a height of 35 feet in the RMF-35 district and 45 feet in the RMF-45 district, with a density based on the land use policies identified in the general plan. The districts serve as a transition between low-density neighborhoods and areas with greater land-use intensity. The primary intent of both districts is to enable infill development, encourage incremental construction of affordable and attainable housing, and support the character of established residential neighborhoods. The form-based standards for the districts are intended to promote a variety of housing options. These districts are meant to facilitate an engaging pedestrian experience, support nearby commercial uses, and encourage sustainable modes of transportation.
B. Allowed Uses: Land uses shall be allowed as a permitted or conditional use based on the land use tables for each listed district in Chapter 21A.33. Any permitted or conditional use shall also be limited by any specific provision in this chapter or as determined by the building type definitions found in 21A.62.060.
1. Accessory Uses and Structures: Accessory uses and structures shall be allowed subject to the requirements of 21A.36.020, 21A.36.030, and 21A.40 of this title and any other provisions that specifically apply to accessory uses and structures that may be found in this title.
C. General Provisions:
1. Building Height:
a. Maximum: Building height maximums are based on building forms listed in 21A.24.130.F.
b. Measurement: Building height in this chapter shall be measured from finished grade.
2. Yard and Setback:
a. General Yard Applicability: When a development includes multiple lots, the minimum required yards may apply to the perimeter of the development rather than to individual lots.
b. Front and Corner Side Yard Exceptions:
(1) Adjacent Building Exception: A required minimum front or corner side yard may be reduced to equal an abutting lot's front or corner side yard if the yard area is located along the same block face.
(2) Curb Distance Exception: No minimum setback is required for the front or corner side yard if the respective lot line is more than 20 feet from the street curb face.
c. Side or Rear Yard Abutting an Alley: Half the width of an abutting alley may be counted toward a required side or rear yard.
3. Lot Size Provisions:
a. Lot Width Maximum: The width of a new lot shall not exceed 110 feet. Where more than one lot is created, the combined lot width of abutting lots within a new subdivision, including area between lots, shall not exceed 110 feet.
b. Lot Area Requirement Exception: No minimum lot area is required for utility buildings and structures or for allowed uses that do not involve the construction of a principal building, such as parks and open space.
4. Open Space Area Requirements: Open space areas may include landscaped yards, patios, dining areas, common balconies, rooftop gardens, and other similar outdoor living spaces. Private balconies, required parking lot landscaping, or required perimeter parking lot landscaping shall not be counted toward the minimum open space area requirement. When required by the building form standards in this chapter, the following open space standards shall apply:
a. Common Open Space Areas: A common open space area is an outdoor space shared by all dwelling units within a development that meets the minimum size requirement specified in an applicable building form table. For developments that involve subdividing a site into multiple lots, common open space areas may use the entire development area, provided each dwelling unit has legally established access to the common open space area. At least 50% of the required common open space shall be contiguous and include the following:
(1) A minimum of 33% live vegetation;
(2) A minimum width of 6 feet; and
(3) At least two of the following:
(A) A bench for every 250 square feet of common open space area;
(B) An outdoor amenity intended to provide outdoor recreation and leisure opportunities, which may include playgrounds, seating areas, gardens, sports courts, or similar amenities intended to promote outdoor activity; or
(C) A shade structure or tree with a minimum spread of 20 feet at mature height for every 250 square feet of common open space area. If a tree is provided, the tree canopy at maturity may count toward the required minimum area of vegetation.
b. Personal Open Space Areas: A personal open space area is a private area that is accessible only to its respective dwelling unit. Each personal open space area shall be separated from other areas by a fence, hedge, or other physical barrier to distinguish it as private. When required, the minimum personal open space area shall apply to each dwelling unit in a development. Each personal open space area shall:
(1) Contain at least one shade area. Shade may include a tree, pergola, gazebo, or other similar structure designed to provide shade to the area. Shade structures may encroach into a required yard provided they are located at least one foot from all lot lines;
(2) Have no more than 50% coverage of impervious surfaces;
(3) Not be located within a required front yard; and
(4) Have a minimum width of 6 feet.
c. Proximity to Public Parks: The open space required by a building form standard does not apply when the subject property is within 800 feet of a public park or open space, as measured along the closest reasonable walking path.
5. Public Street Frontage:
a. Buildings Without Frontage: A lot may contain principal buildings without public street frontage, provided that:
(1) At least one principal building on the lot has public street frontage;
(2) Each building has legally established access to a public street; and
(3) Each ground-floor dwelling unit of the Row House, Urban House, Two-Family, and Cottage Development forms shall include an entry feature allowed by 21A.37.050, regardless of street frontage.
b. Lots Without Frontage: For the purpose of this provision, individual dwellings may be on their own lot, including within a condominium development. Lots without public street frontage, used for individual dwelling units or buildings, are allowed subject to a preliminary subdivision plat process and recording a final subdivision plat that:
(1) Documents that new lots have adequate access to a public street by way of easements or a shared driveway; and
(2) Includes a disclosure of private infrastructure costs for any shared infrastructure associated with the new lot(s) per Section 21A.55.110 of this title and all other requirements therein.
6. Midblock Walkways: When identified in the general plan, midblock walkways are subject to the following requirements:
a. Width: The midblock walkway shall meet the minimum width requirements established in the applicable plan. If no minimum width is provided, it shall be 6 feet.
b. Encroachments: The following building encroachments are permitted in an outdoor midblock walkway:
(1) Balconies: All balconies must be located at the third story or above;
(2) Building overhangs and associated cantilever: These coverings shall be located no lower than 9 feet above the level of the sidewalk and may project up to 6 feet;
(3) Other architectural element(s) not listed above that offer refuge from weather and/or provide publicly accessible usable space, projecting up to 1 foot into the midblock walkway.
D. Unit Density Bonus: Bonus dwelling units may be granted when an existing principal building is retained as part of a development that adds at least one additional dwelling unit pursuant to the following:
1. Two bonus dwelling units of any building type may be granted for retaining an existing structure that contains one or two dwelling units, or retaining two dwelling units within separate buildings on a site.
2. Four bonus dwelling units of any type may be granted for retaining an existing building containing three or more dwelling units or retaining three or more dwelling units within multiple buildings on a site.
3. A bonus dwelling unit may be added within or attached to an existing principal building or as a separate building, provided that all other applicable zoning requirements are met. Bonus units are not subject to minimum lot area requirements.
4. The addition of a bonus dwelling unit to an existing principal building does not change the building type of the existing building.
5. Bonus dwelling units are exempt from minimum off-street parking requirements.
6. Bonus dwelling units are exempt from open space area requirements.
7. The exterior building walls and roofline of the existing principal building must be retained to obtain a bonus dwelling unit. Additional stories are permitted and existing architectural elements may be modified provided they meet applicable zoning or historic preservation standards.
8. A density bonus may only be requested with a building permit application for development that meets the minimum lot area requirements.
9. Any density bonus granted shall be documented through a restrictive covenant, the form of which shall be approved by the city attorney. The restrictive covenant shall be recorded on the property with the Salt Lake County Recorder prior to final inspection of the bonus units. The restrictive covenant shall run with the land and shall provide for the following, without limitation:
a. Indicate that bonus dwelling units were established by retaining existing structures on a site.
b. Guarantee that the building(s) containing the unit(s) used to qualify for the bonus units shall not be demolished unless the associated bonus units are also demolished; and
c. Establish that the terms of the restrictive covenant are enforceable by the city or, pursuant to Utah Code Section 10-9a-802 (or its successor), any adversely affected party, and that in any such enforcement action the court shall award the prevailing party its attorneys' fees.
E. Other Applicable Regulations: The following additional regulations apply to properties within this district:
1. 21A.33 Land Use Tables
2. 21A.24.010 General Provisions for Residential Districts
3. 21A.36 General Provisions
4. 21A.37 Design Standards
5. 21A.38 Nonconforming Uses and Noncomplying Structures
6. 21A.40 Accessory Uses, Buildings, and Structures
7. 21A.42 Temporary Uses
8. 21A.44 Off Street Parking, Mobility, and Loading
9. 21A.46 Signs
10. 21A.48 Landscaping and Buffers
F. Building Types, Forms and Standards: Allowed building forms shall be determined based on the definitions in 21A.62.060. Standards for each allowed building form are listed in the Building Form Standards tables below.
1. Urban House and Two-Family Building Form Standards:
TABLE 21A.24.130.F.1
Building Regulation | Regulation for Building Forms: Urban House and Two-Family Dwelling
Building Regulation | Regulation for Building Forms: Urban House and Two-Family Dwelling
Height (RMF-35 & RMF-45) | Maximum: 35 feet
Front Yard | Minimum: 10 feet
Corner Side Yard | Minimum: 4 feet
Interior Side Yard | Minimum: 4 feet
Rear Yard | Minimum: 10 feet
Lot Area | Minimum: 1,500 square feet
Dwelling Units per Building Form | 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.
Landscape Buffer | No landscape buffer shall be required when abutting R-1, R-2, FR, SR or FB-UN1 zoning districts. This standard supersedes any buffer requirements listed in Section 21A.48.060.D of this Title.
Attached Garage | The width of an attached garage facing the street may not exceed 50% of the width of the front facade of the building. The width of the garage is equal to the width of the garage door, or in the case 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). Garage doors facing the side or rear lot line are not subject to these standards.
2. Cottage Development Building Form Standards:
TABLE 21A.24.130.F.2
Building Regulation | Regulation for Building Form: Cottage Development
Building Regulation | Regulation for Building Form: Cottage Development
Height (RMF-35 & RMF-45) | Maximum: 23 feet
Front Yard | Minimum: 10 feet
Corner Side Yard | Minimum: 4 feet
Interior Side Yard | Minimum: 4 feet
Rear Yard | Minimum: 10 feet
Lot Area | Minimum: 500 square feet per dwelling
Dwellings per Cottage | Maximum: 1
Building Size | Maximum: 850 square feet of gross floor area per Cottage
Open Space Area | Minimum: 150 square feet of personal open space area per dwelling unit or 100 square feet of common open space area per dwelling unit.
Landscape Buffers | No landscape buffer shall be required when abutting R-1, R-2, FR, SR or FB-UN1 zoning districts. This standard supersedes any buffer requirements listed in Section 21A.48.060.D of this Title.
Attached Garage | Attached garages are not permitted with Cottage Developments.
3. Row House Building Form Standards:
TABLE 21A.24.130.F.3
Building Regulation | Regulation for Building Form: Row House
Building Regulation | Regulation for Building Form: Row House
Height (RMF-35 & RMF-45) | Maximum: 35 feet
Front Yard | Minimum: 10 feet
Corner Side Yard | Minimum: 4 feet
Interior Side Yard | Minimum: 4 feetWhen the interior side yard abuts an R-1, R-2, FR, or SR zoning district along the side lot line, the minimum is 10 feet unless a street or alley separates the properties.
Rear Yard | Minimum: 10 feetWhen the rear yard abuts an R-1, R-2, FR, or SR zoning district along the rear lot line, the minimum is 15 feet unless a street or alley separates the properties.
Lot Area | Minimum: 750 square feet per unit
Dwelling Units per Building Form | Maximum: 6
Open Space Area | Minimum: 200 square feet of personal open space area per dwelling unit or 150 square feet of common open space area per dwelling unit.
Landscape Buffers | Landscape buffers shall be provided in accordance with chapter 21A.48 of this title.
Attached Garages | Attached garages for Row House units are not permitted to face a public street.
4. Multi-Family Residential Building Form Standards:
TABLE 21A.24.130.F.4
Building Regulation | Regulation for Building Form: Multi-Family Residential
Building Regulation | Regulation for Building Form: Multi-Family Residential
Height (RMF-35) | Maximum: 35 feet
Height (RMF-45) | Maximum: 45 feet
Front Yard | Minimum: 10 feet
Corner Side Yard | Minimum: 10 feet
Interior Side Yard | Minimum: 4 feetWhen the interior side yard abuts an R-1, R-2, FR, or SR zoning district along the side lot line, the minimum is 10 feet unless a street or alley separates the properties.
Rear Yard | Minimum: 10 feetWhen the rear yard abuts an R-1, R-2, FR, or SR zoning district along the rear lot line, the minimum is 15 feet unless a street or alley separates the properties.
Lot Area | Minimum: 750 square feet per unit
Dwelling Units per Building Form |
(RMF-35) | Maximum: 20
Dwelling Units per Building Form |
(RMF-45) | Maximum: 50
Open Space Area | Minimum: 50 square feet of common open space area per dwelling unit. For developments with 3 dwelling units, a minimum of 200 square feet of common open space area is required.
Landscape Buffers | Landscape buffers shall be provided in accordance with chapter 21A.48 of this title.
5. Non-residential Building Form Standards:
TABLE 21A.24.130.F.5
Building Regulation | Regulation for Building Form: Non-Residential
Building Regulation | Regulation for Building Form: Non-Residential
Height (RMF-35) | Maximum: 35 feet
Height (RMF-45) | Maximum: 45 feet
Front Yard | Minimum: 10 feet
Corner Side Yard | Minimum: 10 feet
Interior Side Yard | Minimum: 4 feet When the interior side yard abuts an R-1, R-2, FR, or SR zoning district along the side lot line, the minimum is 10 feet unless a street or alley separates the properties.
Rear Yard | Minimum: 10 feetWhen the rear yard abuts an R-1, R-2, FR, or SR zoning district along the rear lot line, the minimum is 15 feet unless a street or alley separates the properties.
Lot Area | Minimum: 5,000 square feet
Open Space Area | Minimum: 15% of the lot area shall be common or private open space
Landscape Buffers | Landscape buffers shall be provided in accordance with chapter 21A.48 of this title.
(Ord. 74C-25, 2025: Ord. 74A-25, 2025: Ord. 56-24, 2024: Ord. 46-17, 2017: Ord. 66-13, 2013: Ord. 12-11, 2011: Ord. 62-09 §§ 6, 9, 2009: Ord. 61-09 § 7, 2009: Ord. 35-99 §§ 18, 19, 1999: Ord. 26-95 § 2(12-12), 1995)
Source: Salt Lake City, Utah, City Code (American Legal Publishing, codelibrary.amlegal.com)URL: https://codelibrary.amlegal.com/codes/saltlakecityut/latest/saltlakecity_ut/0-0-0-64510Fetched: 11/1/2026