17-7-17.4 Retail, office and mixed-use development standards.
The following development standards apply to all new retail, office and mixed-use development in the zone:
A. Lot Area. There is no minimum lot area.
B. Setbacks. New development shall comply with the following setbacks:
1. Front. The minimum front yard setback is fifteen feet, which shall include a sidewalk of ten feet in width and a five-foot park strip, which shall incorporate tree wells, street furniture and planter boxes. The front yard setback is measured from the back of curb.
a. Corner Lot Rule. Corner lots have two front yards.
b. Projections. Sills, cornices, flues and ornamental features may project into the front yard up to two and one-half feet, provided it does not impede pedestrian traffic on the sidewalk. Eaves, awnings, arcades and second story and above balconies may project into the front yard up to eight feet so long as these elements are at least eight feet above ground and do not impede pedestrian traffic on the sidewalk.
2. Rear. There is no rear yard setback for new development except as required by the International Building Code, landscape buffers and the single family setback. Unless otherwise approved as a conditional use by the planning commission, rear yards and the rear of buildings shall not abut a public street.
3. Side. There is no side yard setback for new development except as required by the International Building Code, landscape buffers and the single family setback.
4. Single Family Setback. The minimum setback from the property line, when adjacent to a single family residential zone, is fifteen feet, subject to the following exceptions. Development is considered adjacent when the development property directly abuts a single family residential zone or abuts a road right-of-way, canal or rail line bordering a single family residential zone.
a. Three-story structures must be set back thirty-seven feet; four-story structures must be set back sixty-six feet; five-story structures must be set back eighty-three feet; six-story structures must be set back one hundred feet; and seven-story structures must be set back one hundred sixteen feet.
b. Projections. Sills, cornices, chimneys, flues, eaves, and ornamental features may project into the setback up to two and one-half feet.
c. Stairs and Landings. Outside stairways and landings required by building code for exterior doorways may project into the setback up to three feet.
C. Build-To Line. The front yard setback is the build-to line. At least fifty percent of the front elevation must be built within three feet of the build-to line. Recessed plazas, courtyards and trellises are encouraged. The structure may be set back an additional fifteen feet to allow for the inclusion of an outdoor dining area, courtyard, patio or other pedestrian-oriented use. When the front yard is also a required single family setback, the single family setback is the build-to line.
D. Height. The maximum height for a structure is seven stories. Buildings of six and seven stories are limited to structures directly adjacent to the State Street and 7200 South rights-of-way.
E. Maximum Density. For new development, the maximum density is eighty-five units per acre.
F. Stories. All building types must be from one to seven stories.
G. Required Landscaping and Recreational Amenities. In addition to landscaping, irrigation and grading requirements found in Section 17-7-17.6, the following landscaping and recreational amenities requirements shall apply. All required landscaping and amenities shall be installed as a condition precedent to receiving a certificate of occupancy unless seasonal conditions make installation unfeasible, in which case the applicant shall provide cash security or its approved alternative for all landscaping.
1. Minimum Landscape Area. The applicant shall landscape, at a minimum, the setback areas required by the International Building Code, landscape buffers and the residential buffer.
2. Recreational Amenities. The applicant shall provide appropriate recreational amenities for projects with a residential component. These amenities can be indoor and/or outdoor facilities. Indoor facilities can include fitness rooms, community rooms, etc. Outdoor facilities can include elevated plazas and outdoor recreation spaces such as pools, playgrounds, pedestrian trails, etc. Outdoor recreation areas outside the building footprint can be counted towards the required landscape/setback areas.
H. Building Orientation and Scale. Retail, office and mixed-use structures shall be oriented and scaled as follows:
1. Structures shall be serviced by a local street, an access road or drive, or an alley and shall not gain access from a collector or arterial street except as approved by the city engineer. Structures that front a courtyard, paseo, or common open space/recreation area are encouraged.
2. Buildings shall be arranged and situated to relate to surrounding properties, to improve the view from and of buildings and to minimize road area.
3. Ground floor pedestrian entrances must be oriented toward adjacent streets, plazas, courtyards, sidewalks and trails.
4. Buildings shall be designed to minimize pedestrian and automobile conflict while providing pedestrians direct access to a sidewalk or trail.
5. Buildings shall be designed with separate residential and commercial entrances.
6. Massing should be divided into rhythmic blocks to bring the design of the unit much closer to the human scale and to create a pedestrian-friendly atmosphere.
7. Long building rows without varying setbacks or building mass should be avoided to prevent wind tunneling and long-term shadow casting.
8. Building planes shall incorporate varying heights, textures, shapes or colors to mitigate the visual impact buildings have on the public realm.
9. Building design and orientation should consider exposure to sunlight to avoid energy inefficiencies.
10. Gathering areas in central areas and between buildings shall be encouraged. These areas shall be designed, through landscaping, hardscape, outdoor furniture, and public art, among others, to create a conducive atmosphere for people to come together.
I. Access Management. All new development and an expansion by more than twenty-five percent of an existing building mass or site size shall comply with the following access management standards:
1. All driveways and curb cuts shall be installed according to the standards and specifications contained in the Midvale City Construction Standards and Specifications handbook. Curb cuts for pedestrian access shall orient toward each street frontage.
2. All newly installed driveways for commercial uses shall be a minimum of two hundred feet apart.
3. All newly installed driveways for commercial uses shall align with any existing commercial access across the street.
4. New development or conversion of an existing residential use to a commercial use shall not be allowed to park in such a way that users may be required or allowed to back onto public rights-of-way.
5. Existing nonconforming driveways within the zone shall be retired upon construction of a new building.
6. Shared driveways between and among parcels are encouraged and allowed if the parties execute and record an easement, or a deed of dedication, in a form approved by the city attorney to ensure access in perpetuity for both parcels. (Ord. 2018-03 § 1 (Att. A (part)); Ord. 2017-04 § 1 (Att. A (part)))