17-7-6.4 Lot and development standards.
The following standards apply to all new mixed-use developments of land in the zone:
A. Build-To Line. The front yard setback is the build-to line. At least fifty percent of the front elevation must be built at the build-to line on all interior lots and at least thirty percent of the front elevation must be built at the build-to line on all corner lots. Recessed plazas, courtyards and trellises are encouraged. The applicant may increase the depth of the build-to line by up to fifteen feet if the variation is used to promote a pedestrian-oriented use, i.e., special landscaping, outside seating for a restaurant, etc. An applicant for development of a parcel at the corners of 7200 South and State Street, or 7200 South and 700 East may increase the depth of the build-to line to achieve a total front yard setback of sixty-seven feet, to allow for a twenty-four-foot drive aisle, and one row of eighteen-foot parking stalls, upon planning commission approval of a site design which incorporates significant public amenities such as a pedestrian link from the street corner to the front entrance of the proposed structure, significant approved public artwork and pedestrian furnishings incorporated into the landscaping plan, and significant additional parking lot landscaping.
B. Setbacks. New development shall comply with the following setbacks:
1. Front. The minimum front yard setback is twenty-five feet.
a. Corner Lot Rule. Corner lots have two front yards, with a twenty-five-foot setback.
b. Projections. Skylights, sills, cornices, chimneys, flues and ornamental features may project into the front yard up to two and one-half feet. Eaves and awnings may project into the front yard up to eight feet so long as the eaves or awnings are at least eight feet above ground.
2. Rear. The rear yard setback shall be of sufficient depth to allow proper parking and landscaped areas to the rear of the buildings. Unless otherwise approved as a conditional use by the planning commission, rear yards and the rear of buildings shall not abut a public street. Development on corner parcels must be set back thirty feet from the corner.
a. Stairs and Balconies. Outside stairways and balconies may project into the rear yard up to three feet.
b. Corner Lot Rule. On corner lots there is no rear yard.
c. Impervious Surfaces. A maximum of thirty percent of a required rear yard setback may be an impervious surface. Mixed-use development may include parking within the rear yard setback.
3. Side. The side yard setback is ten feet. There is no side yard setback for mixed-use development.
C. Height. Building height shall comply with the table below.
|
Height |
Commercial/ Mixed-Use |
Multi-Family |
Single Family, Duplex |
Civic Uses |
|---|---|---|---|---|
|
Minimum |
20’ |
20’ |
16’ |
16’ |
|
Maximum |
35’ |
35’ |
28’ |
35’ |
To create architectural interest, buildings must be either higher or lower to the visual eye than the immediately adjacent buildings along the 7200 South corridor. The planning commission may grant minor exceptions to the height maximums, in writing, for mixed-use developments with architectural elements such as turrets, decorative cornices, etc. The approval or denial of such an exception shall account for neighborhood privacy and public view issues.
D. Recreational Amenities/Open Space. Each application shall include:
1. Lighted pedestrian trails or paved paseos, which connect commercial and residential uses with open space and with abutting public trails; and
2. Ten-foot wide paved sidewalks along public rights-of-way;
3. For development of two contiguous acres or more, the applicant must propose at least thirty percent open space. An applicant may obtain up to a twenty percent increase in density and/or building mass by offering significant usable open space in addition to the open space required within the development. Open space includes but is not limited to: commons, pocket parks, plazas, courtyards, landscape features, water fountains and features, greenbelts, and trail connections. “Village greens,” as a commons area, may be required adjacent to mass transit connections or other significant activity. Building materials used within open space areas shall be related to the materials of adjacent buildings and walkable surfaces shall be a non-skid finish. Design shall encourage comfortable and safe pedestrian use, including landscaping, seating areas, and lighting as appropriate;
4. The planning commission may require preservation of areas of environmental concern or interest, i.e., drainages, steep slopes, trail systems, and water features. Unless otherwise specified through special agreement or understanding with the city, all open space areas shall be maintained by the owner or by the property owners’ or homeowners’ associations.
E. Building Orientation. The entrances of all buildings shall front onto public streets. However, the entrances of center block residences may front on a pedestrian way. The entrances of anchor stores greater than ten thousand square feet in size may orient to a pedestrian plaza. Structures on corner lots shall provide an entrance on each street frontage or one within three feet of the corner. Anchor store entrances must be connected to adjacent streets via landscaped, lighted, publicly accessible walkways. Access from parking areas may be via lighted, mid-block passageways or “paseos” to the street. Secondary entries may be placed at the rear of street-facing buildings.
F. Maximum Footprint. Structures located at the major intersections of the overlay zone, State Street and 700 East, shall not have a single building mass in excess of twenty thousand square feet up to two floors, and a total of thirty thousand square feet for all buildings located within the proposed development if the proposed development includes at least two contiguous acres. No mid-block structure shall have a footprint in excess of seven thousand square feet.
G. Access Management. All new development 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. The city engineer may allow exceptions when required by the built environment, or by other safety considerations. In no instance shall the city engineer authorize the installation of a driveway within one hundred twenty-five feet of a major intersection.
3. Except as authorized by the planning commission, the city engineer shall not authorize the installation of a driveway on any frontage other than 7200 South, 300 East, 700 East and State Street. The planning commission may authorize a secondary access from local streets that are not primarily used for single family residential use. A secondary access approved under this subsection may not be located opposite a single family residential property in any other zoning district.
4. All newly installed driveways for commercial uses shall align with any existing commercial access across the street. The planning commission may allow deviations to the requirement, provided the city engineer finds the driveway to be acceptable based on, but not limited to, access placement, traffic generated, and pedestrian and vehicular circulation.
5. New development or conversion of an existing residential use to a commercial use shall not park in such a way that users may be allowed to back onto public rights-of-way.
6. Existing, nonconforming driveways within the overlay zone shall be retired upon construction of a new building or the expansion of the area of an existing building or site by twenty-five percent or more.
7. 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.
8. Each applicant for development of two or more acres shall submit a traffic impact study to the reasonable satisfaction of the city engineer and the planning commission.
9. The city engineer or planning commission may authorize the installation of a driveway between one hundred twenty-five and two hundred feet of a major intersection only when said driveway access is designed right-in and right-out only.
H. Except for ordinary repairs and maintenance of lighting approved and installed after January 2, 2002, all new development must comply with the following outdoor lighting standards:
1. Light Source. Light sources shall be at least as efficient as LED and no greater than four thousand K in correlated color temperature (CCT). Light levels shall be designed such that light trespass measured at the property line does not exceed 0.01 foot-candles. Light fixtures shall use a cutoff luminaire that is fully or partially shielded with no light distributed above the horizontal plane of the luminaire or into nearby residential structures. In no case shall the total lumens emitted for a single site exceed one hundred thousand lumens per acre.
2. Parking Lot Lighting. Parking lot lighting shall be designed and constructed to comply with the following standards:
a. Pole Height/Design.
i. Luminaire mounting height is measured from the parking lot or driveway surface and may range from ten feet to thirty feet, based on review of site plan, proposed land uses, surrounding land uses, parking area size, building mass, topography of site, and impacts on adjacent properties.
ii. Poles and fixtures shall be black, dark brown, or another neutral color approved by the community development director.
iii. All attempts shall be made to place the base of light poles within landscape areas.
iv. Light poles in parking areas shall not exceed thirty feet in height. Poles exceeding twenty feet in height are appropriate only for parking areas exceeding two hundred stalls and not in close proximity to residential areas.
3. Other Outdoor Lighting Standards.
a. Wall-mounted lighting fixtures shall not be located above eighteen feet in height unless being used as building accent lighting. Fixture styles and finishes shall complement the building exterior.
b. Lighting located along pedestrian pathways or in areas primarily dedicated to human activity shall be bollard style lighting or down-directed lighting not to exceed twelve feet in height. Pedestrian lighting shall be coordinated through each project and shall complement adjacent projects to the greatest extent practical.
c. In order to avoid light pollution, backlit awnings, up-light spotlights, and floodlights are prohibited.
d. Street lighting shall either be chosen from the city’s approved streetlight list or installed to match a theme set by developments within the zone or neighborhood.
4. Upgrading Preexisting Lighting. An applicant must bring preexisting lighting into compliance with this code upon application with the business license department for a change in ownership, new business in a stand-alone structure or in a multi-tenant structure in which the new business utilizes more than fifty percent of the building square footage on the site, in conjunction with an application for a building permit for any alteration, remodel or expansion of any structure on the site, or in conjunction with changes to the approved site plan.
5. Lighting Plan Submission Requirements. A lighting plan is required for all developments and must contain the following:
a. Plans indicating the location on the premises, and the type of illumination devices, fixtures, lamps, supports, reflectors, installation and electrical details;
b. Description of illuminating devices, fixtures, lamps, supports, reflectors, and other devices that may include, but is not limited to, manufacturer catalog cuts and drawings, including section where required; and photometric data, such as that furnished by manufacturers, or similar showing the angle of the cutoff or light emission; and
c. A point-by-point light plan to determine the adequacy of the lighting over the site. (Ord. 2021-02 § 1 (Att. C); Ord. 2019-06 § 1 (Att. B (part)); Ord. 2011-01 § 1 (Att. A (part)); Ord. 1/20/2009O-3 § 1 (part); Ord. 11-20-2001 § 2 (part))