FR-1 — Foothills Residential FR-1

The lowest-density residential district, designed to protect the foothills and bench areas along the Wasatch Front. Large lot sizes reflect steep topography, wildfire risk, and environmental sensitivity. Very limited development potential.

Typical uses: Single-family dwelling, Accessory dwelling unit (ADU), Home occupation, Agriculture

Max height: 28 ft. Min lot size: 40,000 sq ft. Setbacks: Front: 30 ft, Side: 20 ft, Rear: 30 ft. Lot coverage: 20%. Parking: 2 spaces per unit.

Developer notes: Extremely limited development opportunity due to large lot requirements, steep terrain, and environmental constraints. Primarily relevant for custom homebuilders. Properties in these zones are subject to additional hillside development standards including geotechnical review and grading limitations.

R-1/5,000 — Single Family Residential R-1/5,000

The most common single-family district in Salt Lake City, covering established neighborhoods throughout the city. Permits detached single-family homes on moderate lots with ADUs permitted.

Typical uses: Single-family dwelling, Accessory dwelling unit (ADU), Home occupation, Group home (small)

Max height: 28 ft. Min lot size: 5,000 sq ft. Setbacks: Front: 20 ft, Side: 4 ft, Rear: 25 ft. Lot coverage: 40%. Parking: 2 spaces per unit.

Developer notes: Covers large portions of the Avenues, Sugar House, Liberty Park, and east side neighborhoods. ADU development is the primary opportunity — Utah state law now preempts local restrictions on internal ADUs, and SLC permits detached ADUs as well. Properties near TRAX stations or in areas identified for growth in Plan Salt Lake may be candidates for future upzoning.

R-MU — Residential/Mixed Use

A flexible district allowing residential and mixed-use development at moderate density. Permits apartments, townhomes, and mixed-use buildings with ground-floor commercial in appropriate locations. Applied in transitional areas between single-family neighborhoods and commercial corridors.

Typical uses: Apartments, Townhouses, Mixed-use (ground-floor commercial), Live/work, Group homes

Max height: 45 ft. FAR: —. Min lot size: None (multifamily). Setbacks: Front: 15 ft, Side: 4 ft (interior), Rear: 25 ft. Lot coverage: 60%. Parking: 1 space per unit (can be reduced near transit).

Developer notes: One of the more developer-friendly residential districts in SLC. The 45 ft height allows 3-4 story wood-frame construction. Found in areas like 900 South, 400 South corridor, and portions of Capitol Hill. Ground-floor commercial is permitted on qualifying streets, enabling mixed-use configurations that improve project economics.

RMF-35 — Moderate Density Multi-Family Residential

Permits multifamily residential development up to 35 feet. Designed for moderate-density apartment and townhouse development in areas identified for residential intensification.

Typical uses: Apartments, Townhouses, Condominiums, Twin homes, Group homes

Max height: 35 ft. Min lot size: None (multifamily). Setbacks: Front: 20 ft, Side: 4 ft, Rear: 25 ft. Lot coverage: 50%. Parking: 1 space per unit.

Developer notes: Solid mid-density zoning for 2-3 story walk-up apartments. Affordable housing incentives are available in RMF-30 and above zones, granting additional height and density in exchange for income-restricted units. Check for applicability of the Affordable Housing Incentives overlay.

TSA-UC-C — Transit Station Area — Urban Center Core

The highest-intensity transit station area district, applied to the immediate vicinity of major TRAX and FrontRunner stations. Envisions a walkable, mixed-use urban center with minimal auto dependence. Uses form-based standards to regulate building massing and streetscape.

Typical uses: Mixed-use buildings, Apartments, Condominiums, Offices, Retail, Restaurants, Hotels, Civic/cultural facilities

Max height: 75 ft (105 ft with design review). FAR: —. Min lot size: None. Setbacks: Front: 0-15 ft (build-to zone), Side: 0 ft, Rear: 0 ft. Lot coverage: 90%. Parking: 50% reduction from base; none required within 1/4 mile of station.

Developer notes: The TSA zones are among the most compelling development opportunities in Salt Lake City. Parking reductions dramatically improve project feasibility. Key station areas include Central Station (downtown), North Temple corridor, 400 South/200 South, and the Sugar House streetcar alignment. Form-based standards regulate building form rather than use, providing significant flexibility.

TSA-UN-T — Transit Station Area — Urban Neighborhood Transition

A lower-intensity transit station area district applied at the edges of station areas, providing a transition between the urban center core and surrounding residential neighborhoods. Permits moderate-density mixed-use and residential development.

Typical uses: Townhouses, Apartments (small-scale), Live/work, Neighborhood commercial, Offices (small-scale)

Max height: 50 ft. Min lot size: None. Setbacks: Front: 5-15 ft (build-to zone), Side: 0-5 ft, Rear: 10 ft. Lot coverage: 75%. Parking: 50% reduction from base requirements.

Developer notes: Transition zones offer a less intense but still transit-supportive development opportunity. Ideal for townhouse and small apartment projects that bridge between the station core and single-family areas. The 50% parking reduction still provides meaningful cost savings.

D-1 — Central Business District

Salt Lake City's primary downtown commercial district, centered on Main Street and the blocks surrounding Temple Square. Permits the most intensive development in the city with the tallest allowable building heights.

Typical uses: Office towers, Residential towers, Hotels, Retail, Restaurants, Entertainment, Cultural facilities, Government buildings

Max height: 375 ft (additional height through design review). FAR: —. Min lot size: None. Setbacks: Front: 0 ft (build-to), Side: 0 ft, Rear: 0 ft. Lot coverage: 100%. Parking: No minimum parking required.

Developer notes: The D-1 district offers maximum development intensity with 375 ft base height and no parking minimums. Downtown SLC has seen a wave of office-to-residential conversion interest as remote work reshapes office demand. The city has been supportive of adaptive reuse projects. Major catalysts include the ongoing Downtown Rising initiative and the convention center area redevelopment.

D-2 — Downtown Support District

Supports the Central Business District with a mix of commercial, residential, and light industrial uses at moderate intensity. Found in blocks surrounding the D-1 core, particularly to the west and south.

Typical uses: Mixed-use buildings, Offices, Apartments, Retail, Restaurants, Light industrial, Warehousing

Max height: 65 ft (120 ft with design review). FAR: —. Min lot size: None. Setbacks: Front: 0-15 ft, Side: 0 ft, Rear: 0 ft. Lot coverage: 100%. Parking: Reduced requirements; varies by use.

Developer notes: D-2 areas west and south of downtown are undergoing rapid transformation. The Granary District (south of 400 South, west of 200 West) has attracted significant developer interest for mixed-use projects. Lower land costs than D-1 with strong height allowances through design review make D-2 parcels attractive for mid-rise multifamily and creative office.

D-3 — Downtown Warehouse/Residential District

Applied to the historic warehouse district west of downtown, particularly the Gateway and Granary District areas. Intended to preserve the industrial character while enabling adaptive reuse and new mixed-use development.

Typical uses: Adaptive reuse (warehouses to lofts/offices), Mixed-use buildings, Apartments, Creative offices, Breweries/distilleries, Restaurants, Art galleries

Max height: 75 ft (additional through design review). FAR: —. Min lot size: None. Setbacks: Front: 0 ft (build-to), Side: 0 ft, Rear: 0 ft. Lot coverage: 100%. Parking: Reduced requirements.

Developer notes: The D-3 district is SLC's answer to Denver's RiNo — a former industrial area transforming into a creative mixed-use district. The Granary District has emerged as a hotbed for breweries, restaurants, and adaptive reuse projects. New mixed-use construction is accelerating. Proximity to the Ballpark TRAX station adds transit accessibility.

CG — General Commercial

The broadest commercial district, permitting a wide range of commercial, retail, office, and service uses. Applied along major arterials and commercial corridors throughout the city.

Typical uses: Retail, Restaurants, Offices, Hotels, Auto-oriented commercial, Self-storage, Mixed-use with residential

Max height: 60 ft. FAR: —. Min lot size: None. Setbacks: Front: 15 ft, Side: 0 ft (interior), Rear: 10 ft. Lot coverage: —. Parking: Varies by use (typically 1 per 250 sq ft office, 1 per 300 sq ft retail).

Developer notes: CG-zoned corridors along State Street, Redwood Road, and 700 East present redevelopment opportunities as auto-oriented retail gives way to mixed-use. The 60 ft height allows 4-5 story construction. CG parcels near TRAX stations are particularly attractive given parking reductions. Commercial corridor redevelopment aligns with Plan Salt Lake's goals.

M-1 — Light Manufacturing

Permits light manufacturing, warehousing, and distribution uses. Applied in the city's industrial areas, particularly the northwest quadrant and areas west of I-15.

Typical uses: Light manufacturing, Warehousing, Distribution, Contractor yards, Wholesale, Flex/industrial

Max height: 65 ft. Min lot size: None. Setbacks: Front: 15 ft, Side: 0 ft, Rear: 0 ft. Lot coverage: —. Parking: Varies by use.

Developer notes: M-1 land in the Northwest Quadrant is central to the Utah Inland Port development — a massive economic development initiative that could transform thousands of acres of industrial land. Developers should monitor Inland Port Authority plans and infrastructure investments closely. M-1 parcels with rail access or proximity to I-80/I-215 interchanges are positioned for logistics and distribution demand.

FB-UN — Form-Based Urban Neighborhood

A modern form-based zoning district that regulates building form, massing, and street engagement rather than use. Applied in areas targeted for walkable, mixed-use neighborhood development. Represents SLC's shift toward more flexible, design-oriented zoning.

Typical uses: Mixed-use buildings, Apartments, Townhouses, Retail, Offices, Live/work, Civic uses

Max height: Varies by sub-zone (35-75 ft). FAR: —. Min lot size: None. Setbacks: Build-to zone (0-10 ft) varies by street type. Lot coverage: 80-90%. Parking: Reduced; context-dependent.

Developer notes: The FB-UN district signals SLC's progressive zoning direction. Form-based standards give developers more use flexibility while ensuring compatible neighborhood character. As the city expands this district, early movers in FB-UN zones benefit from by-right development with fewer conditional use hurdles. Watch for expansion of FB-UN into additional neighborhoods.

H Historic Preservation Overlay (H)

Protects Salt Lake City's historic buildings and neighborhoods. The city has multiple locally designated historic districts, including portions of the Avenues, Capitol Hill, Central City, and South Temple. Alterations to contributing structures require Historic Landmark Commission review.

Affected areas: The Avenues, Capitol Hill, South Temple, Exchange Place, Central City, University, and numerous individual landmarks citywide

Key restrictions: Exterior alterations to contributing structures require Historic Landmark Commission approval; Demolition of contributing structures is strongly discouraged and subject to rigorous review; New construction must be compatible with the historic district in scale, materials, and character; Specific design guidelines apply to each designated district

Developer implication: Historic designation constrains new construction and renovation but supports premium valuations in desirable neighborhoods like the Avenues and South Temple. Adaptive reuse is the primary strategy. Federal and state historic tax credits (20% federal, 20% state) can significantly improve project economics for qualifying rehabilitation projects — Utah's state credit is among the most generous in the country.

TSA Transit Station Area Overlay (TSA)

Applied around TRAX light rail and FrontRunner commuter rail stations to encourage transit-oriented development. The overlay establishes form-based standards, parking reductions, and increased density allowances within station areas, organized into core, transition, and edge sub-zones.

Affected areas: Station areas along TRAX Blue, Red, and Green lines and FrontRunner commuter rail, including North Temple, 400 South, 900 South, Central Station, Ballpark, Sugar House, and others

Key restrictions: Development must comply with form-based standards for the applicable sub-zone (core, transition, edge); Parking reductions of 50% or more; eliminated in core sub-zones near some stations; Build-to requirements ensure pedestrian-oriented frontages; Ground-floor activation required on primary streets in core sub-zones

Developer implication: TSA zones are the strongest TOD play in the Intermountain West. The TRAX system provides genuine transit utility, and parking reductions alone can save $20,000-$35,000 per eliminated structured space. Under-built station areas — particularly along North Temple, the 900 South corridor, and Ballpark — offer significant development upside. The Sugar House streetcar extension would further boost TSA-zoned parcels in that submarket.

Sugar House Business District Overlay

A special overlay for the Sugar House neighborhood commercial center, one of SLC's most active retail and mixed-use districts. Establishes specific design standards, building form requirements, and streetscape guidelines to shape the area's ongoing transformation from auto-oriented strip commercial to a walkable urban center.

Affected areas: Sugar House commercial core along 2100 South, Highland Drive, and surrounding blocks

Key restrictions: Building height and massing standards tailored to the Sugar House context; Streetscape and facade design requirements for pedestrian-oriented character; Parking location requirements (behind or below buildings); Public space and connectivity requirements for larger developments

Developer implication: Sugar House is one of SLC's hottest development submarkets — strong retail demand, walkability, and proximity to the University of Utah create excellent fundamentals. The overlay ensures design quality but adds review time. Ground-floor retail with residential above is the prototypical project type here.

Northwest Quadrant Overlay

Applies to the large undeveloped and industrial area in the northwest portion of the city, encompassing the Utah Inland Port jurisdiction. Establishes development standards for this strategic growth area while addressing environmental sensitivity (Great Salt Lake shoreline, wetlands).

Affected areas: Northwest Salt Lake City, generally west of I-215 and north of I-80, including Inland Port jurisdiction areas

Key restrictions: Environmental buffer requirements near Great Salt Lake and associated wetlands; Infrastructure phasing requirements (roads, utilities, stormwater); Limitations on residential development in certain sub-areas; Coordination required with Utah Inland Port Authority on qualifying projects

Developer implication: The Northwest Quadrant represents a long-term bet on Utah's logistics and trade infrastructure. Thousands of acres are planned for industrial, warehouse, and distribution development tied to the Inland Port. Developers with industrial/logistics expertise should monitor infrastructure buildout and the Inland Port Authority's incentive programs. Environmental constraints around the Great Salt Lake add complexity.

Ballpark Station Area Plan Overlay

A targeted overlay for the area surrounding the Ballpark TRAX station and the former Raging Waters site, envisioning a dense, mixed-use urban district. Permits increased height and density to catalyze redevelopment of the area's auto-oriented and underutilized parcels.

Affected areas: Blocks surrounding the Ballpark TRAX station, roughly bounded by 1300 South, West Temple, 1700 South, and 300 West

Key restrictions: Height allowances up to 125 ft in the station core; Form-based building standards with ground-floor activation; Affordable housing requirements for projects exceeding baseline density; Open space and pedestrian connectivity requirements

Developer implication: The Ballpark area is one of SLC's most promising redevelopment opportunities. Large surface parking lots and underutilized parcels near a TRAX station offer assemblage potential. The city has signaled strong support for high-density mixed-use here. Projects that incorporate affordable housing can access additional height and density bonuses.

Inland Port Development Transforms the Northwest Quadrant

The Utah Inland Port — a massive logistics and trade hub spanning thousands of acres in northwest Salt Lake City — is one of the largest economic development initiatives in the state's history. Industrial and logistics developers are positioning for demand from distribution centers, intermodal facilities, and manufacturing operations. The Inland Port Authority offers incentives for qualifying projects. However, environmental concerns (Great Salt Lake proximity, air quality) and community opposition create political risk that developers should factor into timelines.

TRAX Light Rail Creates Genuine TOD Opportunities

Unlike many Sun Belt cities where light rail is underutilized, Salt Lake City's TRAX system carries meaningful ridership and connects major employment centers, the University of Utah, the airport, and residential neighborhoods. TSA-zoned parcels near TRAX stations offer parking reductions that translate to $20K-$35K savings per eliminated structured parking space. Under-built stations — North Temple, Ballpark, 900 South, and several west side stations — represent the strongest TOD upside.

Downtown Office-to-Residential Conversion Wave

Salt Lake City's downtown office market, like many secondary cities, faces elevated vacancy as remote work reshapes demand. The city has been supportive of office-to-residential conversion projects, and D-1/D-2 zoning permits residential use by right. Older Class B and C office buildings in the D-2 and D-3 districts — particularly along 200 South and Main Street — are candidates for conversion or redevelopment. Utah's strong population growth provides tenant demand.

Utah's Historic Tax Credits Improve Adaptive Reuse Economics

Utah offers a 20% state historic rehabilitation tax credit that stacks with the 20% federal credit, creating a combined 40% credit on qualifying rehabilitation expenditures. For adaptive reuse projects in SLC's historic districts — the Avenues, Exchange Place, Granary District, South Temple — these credits can transform marginal projects into viable ones. The state credit is among the most generous in the country and has been a catalyst for preservation-oriented development.

Affordable Housing Mandates Are Expanding

Salt Lake City has been progressively expanding affordable housing requirements, particularly in higher-density zones (RMF-30+) and TSA districts. Density bonuses and height increases are available in exchange for income-restricted units, but the mandatory set-aside thresholds have been increasing. Developers should model affordable housing requirements into proformas early and track evolving ordinance changes. Projects that proactively incorporate affordable units may benefit from expedited review.

Point of the Mountain — Regional Growth Catalyst

While technically in Draper/Lehi (south of SLC), the redevelopment of the former Utah State Prison site at Point of the Mountain into a master-planned innovation district will have significant regional effects on Salt Lake City. The project envisions tens of thousands of housing units and millions of square feet of commercial space, drawing Silicon Slopes tech employment and potentially redirecting some development pressure. SLC developers should monitor this project's impact on regional housing supply and demand dynamics.

What is Title 21A and how is Salt Lake City's zoning organized?

Title 21A of the Salt Lake City Code is the comprehensive zoning ordinance. It organizes districts into families: Residential (FR, R-1, R-2, R-MU, RMF series), Commercial (CN, CB, CC, CG), Downtown (D-1 through D-4), Manufacturing (M-1, M-2), and special districts including TSA (Transit Station Area) and FB-UN (Form-Based Urban Neighborhood). Each district specifies permitted uses, building standards (height, setbacks, lot coverage), and parking requirements.

What are the TSA (Transit Station Area) zones and how do they affect development?

TSA zones are form-based overlay districts applied around TRAX light rail and FrontRunner commuter rail stations. They are organized into sub-zones (core, transition, edge) reflecting distance from the station. TSA zones permit higher density, require pedestrian-oriented building form, and reduce or eliminate parking requirements — up to 50% reduction in transition zones and elimination in some core zones. These are among the most development-friendly zones in the city.

What is the maximum building height in downtown Salt Lake City?

The D-1 Central Business District permits buildings up to 375 feet by right, with additional height available through the design review process. The D-2 Downtown Support district allows 65 feet by right and up to 120 feet through design review. D-3 (Downtown Warehouse) allows 75 feet with potential increases. These limits make downtown SLC among the most permissive for height in the Intermountain West.

Does Salt Lake City have affordable housing requirements for new development?

Salt Lake City has adopted affordable housing incentives that function as voluntary requirements in practice. In RMF-30 and higher-density zones, developers can access density bonuses of 25-50% and additional height by incorporating income-restricted units. In TSA and downtown districts, projects exceeding baseline density thresholds increasingly require an affordable housing component. The requirements are evolving — check with the Planning Division for current thresholds.

How does the rezoning process work in Salt Lake City?

Rezonings in Salt Lake City require Planning Commission recommendation and City Council approval. The process includes a pre-petition conference with Planning Division staff, formal petition filing, public notice and community outreach (including recognized community council notification), a Planning Commission public hearing, and a City Council public hearing and vote. Consistency with Plan Salt Lake and applicable small area plans is a primary review criterion. Timeline is typically 4-8 months.

Can I build an ADU in Salt Lake City?

Yes. Salt Lake City permits accessory dwelling units (ADUs) in most residential zones. Utah state law (SB 174, 2021) preempts local restrictions on internal ADUs, and SLC additionally permits detached ADUs. Requirements include maximum size limits (typically 50% of the primary structure or 650 sq ft), setback compliance, and design compatibility standards. ADUs cannot be separately parceled but can be rented. This is one of the most accessible small-scale development opportunities in the city.

What is the Utah Inland Port and how does it affect Salt Lake City zoning?

The Utah Inland Port is a state-created entity overseeing development of a major logistics and trade hub in northwest Salt Lake City. The Inland Port Authority has limited land use authority that interacts with SLC zoning in the Northwest Quadrant. M-1 and M-2 zoned parcels in this area are positioned for industrial and logistics development, though environmental constraints and community concerns require careful navigation. The Inland Port offers tax increment financing and other incentives for qualifying projects.