Salt Lake City, UT Zoning
Districts & Requirements
Every zoning district in Salt Lake City with permitted uses, setbacks, height limits, and density requirements — in plain English. Salt Lake City uses traditional Euclidean zoning under Title 21A, with residential districts named by lot size (R-1/5,000) or height cap (RMF-35 = 35 ft). The city adopted Affordable Housing Incentives (AHI) in late 2023, offering bonus height and density in multifamily and mixed-use zones for projects with affordable units. Downtown building height updates took effect in 2024, significantly increasing caps in D-1 through D-4 and CG zones.
23
Zoning districts
7
Overlay districts
200,000
Population
2024
Code adopted
Quick Reference
Find your district, see what you can do. Click any row for details.
| District | At a glance | Height | Coverage |
|---|---|---|---|
| R-1/12,000 | Large-lot single-family. 12,000 SF minimum. No subdivision potential without rezoning. | 28 ft (pitched roof) / 20 ft (flat roof) | 40% |
| R-1/7,000 | Standard SLC single-family lot. 7,000 SF, 40% coverage. ADU allowed. Most common residential zone. | 28 ft (pitched roof) / 20 ft (flat roof) | 40% |
| R-1/5,000 | Small-lot single-family. 5,000 SF minimum, 40-ft wide. Common in older grid neighborhoods. | 28 ft (pitched roof) / 20 ft (flat roof) | 40% |
| R-2 | Duplexes by right on 8,000 SF. The entry point for small-scale multifamily. | 28 ft (pitched roof) / 20 ft (flat roof) | 40% |
| RMF-30 | 30-ft cap, ~3,000 SF per unit. Triplexes and small apartments. Missing middle at 2 stories. | 30 ft | 60% (multi-family) |
| RMF-35 | 35-ft cap, ~2,000 SF per unit. The workhorse apartment zone. Up to 30 du/acre. | 35 ft | 60% (multi-family) |
| RMF-45 | 45-ft cap, ~1,000 SF per unit at scale. 4-story apartments. Denser than RMF-35. | 45 ft | 60% (multi-family) |
| RMF-75 | 75-ft cap, up to 85 du/acre. Mid-rise apartments. Structured parking territory. | 75 ft | 60% |
| R-MU-35 | 35-ft mixed use. Ground-floor retail allowed, not required. 45 ft possible with design review. | 35 ft (45 ft with design review) | No max specified |
| R-MU-45 | 45-ft mixed use. Up to 55 ft with design review. Flexible ground floor. Corridor sites. | 45 ft (55 ft with design review) | No max specified |
| R-MU | 75-ft mixed use, no minimum lot size. High-density residential with commercial flexibility. | 75 ft | No max (20% open space required) |
| CN | Small-scale retail in residential areas. 25-ft cap. Corner stores and services. | 25 ft | No max specified |
| CB | Moderate commercial, 30-ft cap. Neighborhood shopping centers. Residential allowed above. | 30 ft | No max specified |
| CC | Auto-oriented commercial corridors. 30-ft base, 45 ft with design review. State Street, 700 East. | 30 ft (45 ft with design review) | No max specified |
| CG | Broad commercial uses, 60-ft base. 75 ft with design review in updated areas. High-traffic sites. | 60 ft (75 ft with design review in select areas) | No max specified |
| D-1 | No height max. Minimum 100 ft. Design review over 200 ft. SLC's most valuable zoning. | No max (design review over 200 ft) | No max |
| D-2 | 65-ft to 120-ft range. No minimum lot size. Urban mixed-use framing downtown core. | 120 ft (design review over 65 ft) | No max |
| D-3 | 75-ft base, 180 ft with design review. The Granary and warehouse district. Adaptive reuse territory. | 75 ft (180 ft with design review) | No max |
| D-4 | 120-ft base, up to 375 ft in select locations. Secondary downtown core south of D-1. | 120 ft (up to 375 ft with design review in select areas) | No max |
| G-MU | 90-ft base, 180 ft with design review (post-2024 update). The Gateway and 400 West corridor. | 90 ft (180 ft with design review) | No max |
| TSA-UC | 75-ft core, 50-ft transition. TRAX station areas. Development score determines review path. | 75 ft (core) / 50 ft (transition) | No max specified |
| TSA-UN | 50-ft core, 30-ft transition. Neighborhood-scale transit development. Same scoring system. | 50 ft (core) / 30 ft (transition) | No max specified |
| FB-UN2 | 50-ft / 4 stories. Sugar House and streetcar corridor. Form-based standards, not use-based. | 50 ft / 4 stories | No max specified |
Residential — Single-Family
3 districts in Salt Lake City
R-1/12,000
Single-Family 12,000Estate-scale single-family on the benches and foothills. 12,000 SF minimum lots, 28-ft pitched roof cap. No path to density.
What you can build
- ✓Single-family home
- ✓Accessory dwelling unit (ADU)
- ✓Home occupation
- ✗Duplexes, townhouses, or multifamily
- ✗Commercial or retail
- ✗Subdivision below 12,000 SF lots
Key numbers
- Height
- 28 ft (pitched roof) / 20 ft (flat roof)
- Lot min
- 12,000 SF
- Width
- 80 ft
- Coverage
- 40%
- Front
- 20 ft (or avg of block face)
- Side
- 6 ft interior / 10 ft corner
- Rear
- 25% of lot depth (max 30 ft)
What this means in practice
40% coverage on 12,000 SF = 4,800 SF footprint. Two stories gets ~9,000 SF of living space. The math only supports custom homes. If you're looking at R-1/12,000 parcels for anything other than single-family, you need a rezone to RMF-30 or R-MU-35 first.
R-1/7,000
Single-Family 7,000The workhorse single-family district across SLC's grid neighborhoods. 7,000 SF lots, 50-ft frontages. Good ADU potential.
What you can build
- ✓Single-family home
- ✓Accessory dwelling unit (ADU)
- ✓Home occupation
- ✗Duplexes or multifamily
- ✗Commercial or retail
- ✗Subdivision below 7,000 SF
Key numbers
- Height
- 28 ft (pitched roof) / 20 ft (flat roof)
- Lot min
- 7,000 SF
- Width
- 50 ft
- Coverage
- 40%
- Front
- 20 ft (or avg of block face)
- Side
- 4 ft interior / 10 ft corner
- Rear
- 25% of lot depth (max 30 ft)
What this means in practice
40% of 7,000 SF = 2,800 SF footprint. Two stories = ~5,200 SF. Standard SLC spec home product. ADUs are legal in all R-1 zones since 2018 — a detached ADU in the rear yard is a proven rental income play. If you're assembling R-1/7,000 lots near transit, check whether the master plan supports a rezone to RMF or R-MU.
R-1/5,000
Single-Family 5,000Compact single-family in SLC's urban core neighborhoods — Liberty Wells, Poplar Grove, Rose Park. Tight lots but 40% coverage still yields a reasonable home.
What you can build
- ✓Single-family home
- ✓Accessory dwelling unit (ADU)
- ✓Home occupation
- ✗Duplexes or multifamily
- ✗Commercial or retail
Key numbers
- Height
- 28 ft (pitched roof) / 20 ft (flat roof)
- Lot min
- 5,000 SF
- Width
- 40 ft
- Coverage
- 40%
- Front
- 20 ft (or avg of block face)
- Side
- 4 ft interior / 10 ft corner
- Rear
- 25% of lot depth (max 30 ft)
What this means in practice
40% of 5,000 SF = 2,000 SF footprint. Two stories = ~3,800 SF. These are the urban infill lots that attract ADU builders. On a 132-ft deep lot (standard SLC grid), rear setback = 33 ft — but capped at 30 ft. Factor that into your site plan. Many R-1/5,000 parcels are near TRAX stations, making them rezone candidates.
Residential — Two-Family
1 district in Salt Lake City
R-2
Single- and Two-FamilyFirst district where you get a duplex entitlement. 8,000 SF for two units. Found throughout SLC's central neighborhoods, often mixed in with R-1/5,000 and R-1/7,000.
What you can build
- ✓Single-family home
- ✓Duplex (twin home)
- ✓ADU
- ✓Home occupation
- ✗Triplexes or larger multifamily
- ✗Commercial or retail
Key numbers
- Height
- 28 ft (pitched roof) / 20 ft (flat roof)
- Lot min
- 5,000 SF (single) / 8,000 SF (duplex)
- Width
- 50 ft
- Coverage
- 40%
- Front
- 20 ft (or avg of block face)
- Side
- 4 ft interior / 10 ft corner
- Rear
- 25% of lot depth (max 30 ft)
What this means in practice
A duplex on 8,000 SF at 40% coverage = 3,200 SF footprint, two stories = ~6,000 SF total — two 3,000 SF units or two 1,500 SF per-floor units. R-2 is the minimum viable density play in SLC without going multifamily. If the lot is over 10,000 SF, investigate whether it can support a twin home configuration.
Residential — Multi-Family
4 districts in Salt Lake City
RMF-30
Low Density Multi-FamilySLC's entry-level multifamily district. 30-ft height cap keeps it compatible with adjacent single-family. Recent code updates make cottage courts and rowhouses viable here.
What you can build
- ✓Single-family + ADU
- ✓Duplex, triplex, fourplex
- ✓Townhouses and rowhouses
- ✓Small apartment buildings
- ✓Cottage courts
- ✗Large apartment complexes
- ✗Commercial or retail
- ✗Buildings over 30 ft
Key numbers
- Height
- 30 ft
- Lot min
- 3,000 SF per unit (multi-family)
- Width
- 50 ft
- Coverage
- 60% (multi-family)
- Front
- 20 ft (or avg of block face)
- Side
- 4 ft interior / 10 ft corner
- Rear
- 25% of lot depth (max 30 ft)
What this means in practice
At 3,000 SF per unit, a standard 7,200 SF lot = 2 units. A quarter-acre (10,890 SF) = 3 units. The 2022 code updates allow cottage courts and sideways rowhouses, which are the most popular RMF-30 product right now. With AHI bonus, you may get additional height and density — check eligibility.
RMF-35
Moderate Density Multi-FamilySLC's most common multifamily zone. 35-ft height (3 stories), 60% coverage. Found throughout the central city. The density math works for small apartment buildings.
What you can build
- ✓Single-family + ADU
- ✓Duplex through fourplex
- ✓Townhouses
- ✓Apartment buildings
- ✓Cottage courts
- ✗Large-scale apartment complexes
- ✗Standalone commercial
- ✗Buildings over 35 ft (without AHI bonus)
Key numbers
- Height
- 35 ft
- Lot min
- 9,000 SF (3 units) + 2,000 SF per additional unit
- Width
- 50 ft
- Coverage
- 60% (multi-family)
- Front
- 20 ft (or avg of block face)
- Side
- 4 ft interior / 10 ft corner
- Rear
- 25% of lot depth (max 30 ft)
What this means in practice
On a half-acre (21,780 SF): 9,000 base + 2,000 per unit = 9 units by right. At 60% coverage and 3 stories, that's ~39,000 SF gross floor area. With the AHI bonus (affordable units at 80% AMI), you may qualify for additional height above 35 ft. The density-to-height ratio pencils well for wood-frame 3-story walk-ups — no structured parking needed.
RMF-45
Moderate/High Density Multi-FamilyStep up from RMF-35. 45-ft height (4 stories) with tighter density per unit. Found along corridors and near transit where the master plan calls for more intensity.
What you can build
- ✓Apartment buildings (4-story)
- ✓Townhouse complexes
- ✓Duplex through fourplex
- ✓Senior housing
- ✗Standalone commercial
- ✗Industrial
Key numbers
- Height
- 45 ft
- Lot min
- 9,000 SF (3 units) + 1,000 SF per additional unit
- Width
- 50 ft
- Coverage
- 60% (multi-family)
- Front
- 20 ft (or avg of block face)
- Side
- 4 ft interior / 10 ft corner
- Rear
- 25% of lot depth (max 30 ft)
What this means in practice
The jump from 2,000 SF/unit (RMF-35) to 1,000 SF/unit (RMF-45 at scale) is significant. A half-acre site can support 20+ units. At 4 stories and 60% coverage, you're building ~52,000 SF gross — enough for 40-50 apartments. Still wood-frame construction, but you'll likely need an elevator. The extra story over RMF-35 significantly improves per-unit land cost.
RMF-75
High Density Multi-FamilySLC's highest-density residential-only zone. 75-ft height (6-7 stories), 60% coverage, up to 85 du/acre. Located near downtown and major transit corridors.
What you can build
- ✓Mid-rise apartment buildings
- ✓Townhouse complexes
- ✓Senior housing
- ✓Group housing
- ✗Standalone commercial or retail
- ✗Industrial
Key numbers
- Height
- 75 ft
- Lot min
- 9,000 SF (3 units) + 800 SF per additional unit to 14; then 350 SF/unit to 1 acre; 500 SF/unit over 1 acre
- Width
- 80 ft
- Coverage
- 60%
- Front
- 20 ft (or avg of block face)
- Side
- 15 ft interior
- Rear
- 25% of lot depth (max 30 ft)
What this means in practice
At 500 SF per unit on parcels over 1 acre, a 1-acre site = ~87 units (capped at 85 du/acre). At 60% coverage and 6 stories, you get ~157,000 SF gross. This is Type III or Type I construction — budget accordingly. Structured parking is mandatory at this density. Compare land costs with R-MU sites, which allow commercial uses and may trade at a premium.
Residential — Mixed Use
3 districts in Salt Lake City
R-MU-35
Residential/Mixed Use 35Low-rise mixed-use in transitional neighborhoods. 35-ft base height, up to 45 ft with design review and master plan support. Commercial uses allowed but not mandated.
What you can build
- ✓Mixed-use (residential + commercial)
- ✓Apartment buildings
- ✓Townhouses
- ✓Small-scale office or retail
- ✓Live/work
- ✗Auto-oriented commercial
- ✗Industrial
- ✗Drive-throughs
Key numbers
- Height
- 35 ft (45 ft with design review)
- Lot min
- None specified
- Width
- 50 ft
- Coverage
- No max specified
- Front
- 5 ft min / 10 ft max
- Side
- 0 ft (10 ft if abutting single/two-family zone)
- Rear
- 25% of lot depth (max 30 ft)
What this means in practice
The R-MU-35 play: build 3-story mixed-use with a coffee shop or small retail on the ground floor, apartments above. The 5-ft min / 10-ft max front setback puts the building near the sidewalk. If you're abutting single-family, the 10-ft landscape buffer eats into your site — plan accordingly. Design review for the extra 10 ft to 45 ft adds 2-3 months but is worth the yield.
R-MU-45
Residential/Mixed Use 45Mid-rise mixed-use along SLC's developing corridors. 45-ft base, 55 ft with design review. The commercial flexibility is the draw over RMF-45.
What you can build
- ✓Mixed-use (residential + commercial)
- ✓Apartment buildings (4-5 story)
- ✓Office buildings
- ✓Retail and restaurants
- ✓Live/work
- ✗Auto-oriented commercial
- ✗Industrial
- ✗Heavy commercial
Key numbers
- Height
- 45 ft (55 ft with design review)
- Lot min
- None specified
- Width
- 50 ft
- Coverage
- No max specified
- Front
- 5 ft min / 15 ft max
- Side
- 0 ft (10 ft if abutting single/two-family zone)
- Rear
- 25% of lot depth (max 30 ft)
What this means in practice
R-MU-45 vs. RMF-45: same base height, but R-MU-45 lets you do ground-floor commercial without a conditional use. On a quarter-acre site at 4 stories, plan for ~30,000 SF gross. If the master plan supports it, push for the 55-ft design review — that extra story adds 25% more rentable area for minimal incremental cost.
R-MU
Residential/Mixed UseSLC's most permissive residential/mixed-use zone. 75-ft height, no minimum lot area, 20% open space requirement. The go-to zone for large mixed-use projects outside downtown.
What you can build
- ✓Mid-rise mixed-use buildings
- ✓Apartment buildings (6-7 story)
- ✓Office buildings
- ✓Retail and restaurants
- ✓Hotels
- ✗Auto-oriented commercial
- ✗Industrial
- ✗Heavy manufacturing
Key numbers
- Height
- 75 ft
- Lot min
- None
- Width
- None
- Coverage
- No max (20% open space required)
- Front
- 15 ft max (25% of facade within 15 ft of lot line)
- Side
- 0 ft (10 ft if abutting single/two-family zone)
- Rear
- 25% of lot depth (max 30 ft)
What this means in practice
The 20% open space requirement is the key constraint — on a 1-acre site, that's 8,700 SF of open space. Plan for courtyards, roof decks, or ground-level plazas. At 75 ft (6-7 stories) with 80% effective coverage, a 1-acre site yields ~150,000 SF gross. Structured parking is standard. R-MU sites near TRAX stations command premium pricing.
Commercial
4 districts in Salt Lake City
CN
Neighborhood CommercialTiny commercial nodes within residential neighborhoods. 25-ft height limit, 3,000 SF max ground floor for new buildings. This is for the corner coffee shop, not a development site.
What you can build
- ✓Small retail and restaurants
- ✓Personal services
- ✓Office
- ✓Residential above commercial
- ✗Drive-throughs
- ✗Auto-oriented uses
- ✗Large-format retail
- ✗Industrial
Key numbers
- Height
- 25 ft
- Lot min
- None
- Width
- None
- Coverage
- No max specified
- Front
- 5 ft max
- Side
- 0 ft (10 ft if abutting residential)
- Rear
- 10 ft
What this means in practice
CN is not a development play — it's a neighborhood services designation. Max 3,000 SF ground floor for new construction severely limits scope. If you're looking at a CN site, the value is in the existing entitlement for small commercial. Don't try to build a large project here.
CB
Community BusinessCommunity-scale commercial integrated with residential areas. 30-ft height, modest setbacks. Found at major intersections and small commercial corridors.
What you can build
- ✓Retail and restaurants
- ✓Office
- ✓Residential above commercial
- ✓Personal services
- ✓Small mixed-use buildings
- ✗Drive-throughs (conditional use)
- ✗Auto-oriented heavy commercial
- ✗Industrial
Key numbers
- Height
- 30 ft
- Lot min
- None
- Width
- None
- Coverage
- No max specified
- Front
- 5 ft max
- Side
- 0 ft (10 ft if abutting residential)
- Rear
- 10 ft
What this means in practice
A 2-story mixed-use building is the standard CB product: retail ground floor, apartments above. At 30 ft you can fit two generous floors. The 5-ft max setback puts the building at the sidewalk. If you need more height, look for R-MU-35 or CC sites nearby — the 30-ft cap limits your yield.
CC
Corridor CommercialSLC's major commercial corridors — State Street, 700 East, 2100 South. 30-ft base height, 45 ft through design review. Drive-throughs and auto uses allowed.
What you can build
- ✓Retail and restaurants
- ✓Auto-oriented commercial
- ✓Drive-throughs
- ✓Office
- ✓Mixed-use with residential
- ✓Hotels
- ✗Heavy industrial
- ✗Large-scale manufacturing
Key numbers
- Height
- 30 ft (45 ft with design review)
- Lot min
- 10,000 SF
- Width
- 60 ft
- Coverage
- No max specified
- Front
- 15 ft max
- Side
- 0 ft (15 ft if abutting residential)
- Rear
- 10 ft (30 ft if abutting residential)
What this means in practice
CC sites along State Street and 2100 South are rezone candidates. The city's master plan pushes for mixed-use on these corridors — converting CC to TSA or R-MU can significantly increase height and density. If you're buying CC land, evaluate both the by-right value and the rezoning upside.
CG
General CommercialSLC's most permissive general commercial zone. 60-ft height (75 ft with 2024 updates in select areas), broad use flexibility. Found along major arterials and commercial centers.
What you can build
- ✓Large-format retail
- ✓Office buildings
- ✓Hotels
- ✓Mixed-use with residential
- ✓Auto-oriented commercial
- ✓Entertainment venues
- ✗Heavy industrial
- ✗Large-scale manufacturing
Key numbers
- Height
- 60 ft (75 ft with design review in select areas)
- Lot min
- 10,000 SF
- Width
- 60 ft
- Coverage
- No max specified
- Front
- 0 ft min / 10 ft max
- Side
- 0 ft (15 ft if abutting residential)
- Rear
- 10 ft (30 ft if abutting residential)
What this means in practice
CG is the Swiss Army knife of SLC commercial zoning. At 60 ft (5 stories), a 1-acre site can support ~130,000 SF of mixed-use. The 2024 downtown height updates increased the cap to 75 ft in certain CG areas near downtown. If you're within the updated boundary, you get an extra story by right with design review. Check the adopted ordinance map.
Downtown
4 districts in Salt Lake City
D-1
Central Business DistrictThe densest zoning in Utah. No maximum height (design review required over 200 ft), minimum 100-ft building height, no minimum lot size. This is where SLC's tallest buildings go.
What you can build
- ✓High-rise mixed-use
- ✓Apartment and condo towers
- ✓Office towers
- ✓Hotels
- ✓Entertainment and cultural venues
- ✓Retail and restaurants
- ✗Industrial
- ✗Auto-oriented uses
- ✗Surface parking lots (restricted)
- ✗Single-family homes
Key numbers
- Height
- No max (design review over 200 ft)
- Lot min
- None
- Width
- None
- Coverage
- No max
- Front
- 0 ft min / 10 ft max
- Side
- 0 ft
- Rear
- 0 ft
What this means in practice
D-1 land is the scarcest and most expensive in SLC. Build lot-line to lot-line with below-grade or structured parking. The 100-ft minimum height means you're building at least 8-10 stories — no small projects. Wind study required over 150 ft. Design review over 200 ft adds 3-4 months but is generally supportive of density. New surface parking lots are now prohibited.
D-2
Downtown SupportThe ring around D-1. 120-ft max height, design review over 65 ft. No minimum setbacks, maximum 10-ft front setback keeps buildings at the sidewalk.
What you can build
- ✓Mixed-use buildings (up to 10 stories)
- ✓Apartment buildings
- ✓Office buildings
- ✓Hotels
- ✓Retail and restaurants
- ✗Auto-oriented commercial
- ✗Industrial
- ✗New surface parking lots
Key numbers
- Height
- 120 ft (design review over 65 ft)
- Lot min
- None
- Width
- None
- Coverage
- No max
- Front
- 0 ft min / 10 ft max
- Side
- 0 ft
- Rear
- 0 ft
What this means in practice
D-2 is the sweet spot for developers who want downtown density without D-1 land prices. At 120 ft (10 stories) with lot-line-to-lot-line coverage, a half-acre site yields ~260,000 SF. Projects under 65 ft skip design review — a 5-story building at 64 ft is the fast-track product. Ground-floor residential requires 8-ft to 16-ft setback.
D-3
Downtown Warehouse/ResidentialSLC's warehouse district south of downtown. 75-ft base height, up to 180 ft with design review and qualifying features (midblock walkways, affordable housing, public plazas). Adaptive reuse of historic warehouses is common.
What you can build
- ✓Mixed-use buildings
- ✓Apartment buildings (up to 15 stories with review)
- ✓Office and creative workspace
- ✓Breweries and restaurants
- ✓Retail
- ✗Heavy industrial
- ✗New surface parking lots
Key numbers
- Height
- 75 ft (180 ft with design review)
- Lot min
- None
- Width
- None
- Coverage
- No max
- Front
- 0 ft min / 8 ft max
- Side
- 0 ft
- Rear
- 0 ft
What this means in practice
The 180-ft design review path requires public benefits: midblock walkways, affordable units, public plazas, or sustainability features. The Granary District is where most of the action is — large warehouse parcels allow assemblages that pencil at scale. Ground-floor ceiling height must be 16 ft minimum. If you're doing adaptive reuse of a contributing building, expect historic review.
D-4
Downtown Secondary BusinessSouth of the D-1 core along Main and State. 120-ft base height, with select parcels entitled for up to 375 ft with design review. Major mixed-use development zone.
What you can build
- ✓High-rise mixed-use
- ✓Apartment and condo towers
- ✓Office towers
- ✓Hotels
- ✓Retail and entertainment
- ✗Industrial
- ✗Auto-oriented uses
- ✗New surface parking lots
Key numbers
- Height
- 120 ft (up to 375 ft with design review in select areas)
- Lot min
- None
- Width
- None
- Coverage
- No max
- Front
- 0 ft min / 10 ft max
- Side
- 0 ft
- Rear
- 0 ft
What this means in practice
D-4 is where you build a tower without D-1 competition. The 375-ft entitlement in select areas allows 30+ story buildings. Land is cheaper than D-1 but the height entitlement is comparable in the right locations. Check the specific parcel's height allowance on the zoning map — it varies within the district. Structured or below-grade parking is mandatory.
Gateway
1 district in Salt Lake City
G-MU
Gateway Mixed UseSLC's Gateway district west of downtown. 90-ft base height with recent updates pushing the max to 180 ft through design review. Minimum 16-ft ground-floor ceilings. Transit-oriented development near the intermodal hub.
What you can build
- ✓Mixed-use buildings
- ✓Apartment buildings (up to 15 stories with review)
- ✓Office buildings
- ✓Hotels
- ✓Retail, restaurants, entertainment
- ✗Auto-oriented commercial
- ✗Heavy industrial
- ✗Single-family homes
Key numbers
- Height
- 90 ft (180 ft with design review)
- Lot min
- None
- Width
- None
- Coverage
- No max
- Front
- 0 ft (10 ft min for ground-floor residential)
- Side
- 0 ft
- Rear
- 0 ft
What this means in practice
G-MU is the emerging development frontier. Land prices are lower than D-1/D-2 but the height entitlement (180 ft with review) rivals downtown. The 16-ft ground-floor requirement assumes commercial buildout — budget for it. Proximity to the FrontRunner/TRAX intermodal hub is the long-term value driver. Most new projects here are 6-8 stories, with a few towers in the pipeline.
Transit Oriented
2 districts in Salt Lake City
TSA-UC
Transit Station Area — Urban CenterTransit-oriented zoning around TRAX stations. Core subdistrict allows 75-ft buildings; transition subdistrict caps at 50 ft. Projects scoring 125+ on the development score skip planning commission review.
What you can build
- ✓Mixed-use buildings
- ✓Apartment buildings
- ✓Office
- ✓Retail and restaurants
- ✓Hotels
- ✗Auto-oriented uses (car washes, gas stations)
- ✗Drive-throughs
- ✗Heavy industrial
Key numbers
- Height
- 75 ft (core) / 50 ft (transition)
- Lot min
- None
- Width
- None
- Coverage
- No max specified
- Front
- 0 ft min / 10 ft max
- Side
- 0 ft
- Rear
- 0 ft (25 ft if abutting residential)
What this means in practice
The development score is the key mechanism: score 125+ and you go straight to building permit — no planning commission hearing. Points come from building design, sustainability, affordable housing, and pedestrian amenities. Budget for a design consultant to optimize your score. In the core, 75 ft gets you 6 stories. The transition zone at 50 ft keeps it at 4 stories to buffer adjacent neighborhoods.
TSA-UN
Transit Station Area — Urban NeighborhoodLower-intensity transit station zoning for neighborhood TRAX stops. 50-ft core, 30-ft transition. Same development score system as TSA-UC but at a smaller scale.
What you can build
- ✓Mixed-use buildings
- ✓Apartment buildings
- ✓Townhouses
- ✓Retail and restaurants
- ✓Office
- ✗Auto-oriented uses
- ✗Drive-throughs
- ✗Industrial
Key numbers
- Height
- 50 ft (core) / 30 ft (transition)
- Lot min
- None
- Width
- None
- Coverage
- No max specified
- Front
- 0 ft min / 10 ft max
- Side
- 0 ft
- Rear
- 0 ft (25 ft if abutting residential)
What this means in practice
TSA-UN core at 50 ft supports 4-story mixed-use — the sweet spot for wood-frame construction. The transition subdistrict at 30 ft limits you to 2 stories, making it more of a townhouse or small commercial product. Same 125-point score threshold for by-right permitting. TSA-UN sites near future streetcar or bus rapid transit stops may see rezoning to TSA-UC.
Form Based
1 district in Salt Lake City
FB-UN2
Form Based Urban Neighborhood 2Form-based zoning along the Sugar House streetcar corridor. 50-ft height, 4 stories. Building form controls (stepbacks, street frontage limits) replace traditional use restrictions.
What you can build
- ✓Mixed-use buildings
- ✓Apartment buildings (4-story)
- ✓Townhouses and rowhouses
- ✓Retail and restaurants
- ✓Office
- ✗Auto-oriented uses
- ✗Drive-throughs
- ✗Industrial
- ✗Single-family detached (in core)
Key numbers
- Height
- 50 ft / 4 stories
- Lot min
- None
- Width
- None
- Coverage
- No max specified
- Front
- 0 ft min / 10 ft max
- Side
- 4 ft (15 ft if abutting lower-density zone)
- Rear
- 20 ft
What this means in practice
FB-UN2 controls form, not use. The 200-ft max street frontage limit means large projects need facade articulation breaks. Balconies or 15-ft stepbacks are required above 30 ft when adjacent to lower-density zones. Parking limited to 25% of street facade. Sugar House is the primary FB-UN2 area — land prices reflect the premium walkable location.
Development Bonus Program
Salt Lake City's Affordable Housing Incentives (AHI), adopted December 2023, offer bonus height and density in multifamily and mixed-use zones. Projects that include units affordable at 60-80% AMI may qualify for additional height above base zoning, reduced parking requirements, and streamlined approval. The program applies to RMF, R-MU, and commercial districts where multifamily is permitted. Adoption has been slow — fewer than a dozen projects applied in the first year — so the review process is still being refined. Run the pro forma both ways: the bonus height adds market-rate units, but the affordable requirement reduces average rent. On larger projects with 5+ bonus units, the math generally favors participation.
Overlay Districts
H Historic Preservation Overlay
Covers 15+ local historic districts including Capitol Hill, The Avenues, Central City, University, and South Temple. Certificate of Appropriateness required from the Historic Landmark Commission for exterior modifications, new construction, and demolition. Expect 1-3 months of review. Infill projects must demonstrate compatibility with the district's character. This is the single biggest wildcard in SLC entitlement — check the overlay map before making an offer.
AFPP Airport Flight Path Protection Overlay
Restricts building heights near Salt Lake City International Airport, primarily affecting the northwest quadrant and Rose Park area. Height limits vary by distance from the runway. If you're developing west of I-15 north of North Temple, check the AFPP map — your height entitlement may be capped well below base zoning.
CHPA Capitol Hill Protective Area Overlay
Additional design controls for the Capitol Hill neighborhood surrounding the State Capitol. Limits building height and bulk to protect viewsheds of the Capitol building. If you're developing on Capitol Hill, the CHPA may be more restrictive than your base zoning.
YCI Yalecrest Compatible Infill Overlay
Covers the Yalecrest neighborhood east of 1300 East. Additional dimensional standards for new construction to ensure compatibility with the existing single-family character. Lot splits and new infill must match setback patterns of adjacent homes.
Groundwater Source Protection Overlay
Restricts certain land uses to protect public drinking water wells. Affects areas near active wells, primarily in the east bench. Prohibited uses include gas stations, dry cleaners, and any facility storing hazardous materials above thresholds. Check this overlay for any commercial or industrial project east of 700 East.
RCO Riparian Corridor Overlay
Protects natural waterways and stream corridors. Establishes setback buffers from streams, limiting development within the corridor. Primarily affects parcels along City Creek, Red Butte Creek, Emigration Creek, and Parleys Creek. The buffer can significantly reduce buildable area on affected lots.
FEMA Flood Zones
FEMA flood zones affect areas along major creeks and the Jordan River corridor on the west side. Check FEMA FIRM panels before making an offer — flood zone designation affects foundation requirements, insurance costs, and lending. Base flood elevation plus freeboard determines your first-floor height.
Frequently Asked Questions
How do I check zoning for a specific property?
Use the city's interactive zoning map at maps.slc.gov/mws/zoning.htm — enter an address to see the base zoning district and any overlays. For historic districts, also check the Historic Landmark Commission maps at slc.gov/historic-preservation.
Can I build an ADU?
Yes, in all residential zones since 2018. Internal ADUs (within the existing home) and detached ADUs are both permitted. Detached ADUs have size limits based on the zone and lot size. No conditional use permit required — they're permitted by right. Owner occupancy of either the primary or ADU unit was previously required but check current rules.
What are the Affordable Housing Incentives?
Adopted December 2023, AHI lets developers get bonus height and density in multifamily and mixed-use zones by including affordable units at 60-80% AMI. Also includes reduced parking requirements. Applies to RMF, R-MU, and commercial zones. Review process is still being refined — expect staff-level review, not a public hearing.
What changed with the 2024 downtown height updates?
D-1 now allows buildings over 200 ft with design review (previously no cap but no formal review threshold). D-2 stays at 120 ft max. D-3 increased from 90 ft to 180 ft with design review. CG increased from 60 ft to 75 ft in select downtown-adjacent areas. New surface parking lots are now prohibited in all four downtown zones.
How does the TSA development score work?
Projects in TSA zones are scored on design quality, sustainability, affordable housing, and pedestrian amenities. Score 125+ and you skip planning commission — go straight to building permit. Under 125, you go through design review with the planning commission. The score sheet is published by the planning division. Budget for a consultant to maximize your score.
Is my property in a historic district?
SLC has 15+ local historic districts (different from National Register districts — local designation triggers city review). The major ones: The Avenues, Capitol Hill, University, Central City, South Temple, Exchange Place. Check the overlay map on the zoning portal. If you're in an H overlay, you need a Certificate of Appropriateness for any exterior work, new construction, or demolition.
What's the difference between R-MU and RMF-75?
Same 75-ft height cap, but R-MU allows ground-floor commercial uses by right — retail, office, restaurants. RMF-75 is residential only. R-MU also has no minimum lot size and uses maximum front setbacks (building-to-sidewalk orientation) instead of minimum setbacks. If you want mixed-use, you need R-MU. If pure residential pencils, RMF-75 may have lower land costs.
Get the full property profile for
any address in Salt Lake City
Permitted uses, setbacks, density, buildable area, overlays, and nearby development activity — for a specific parcel, not just the district.