17-7-9.12.1.5 Medium and high density residential development standards

17-7-9.12.1.5 Medium and high density residential development standards.

The following development standards apply to all new single family attached, single family detached, and multi-family development in the residential land use area, with the exception of single family detached residential lots (see Section 17-7-9.12.1.4):

A. Setbacks. New development shall comply with the following setbacks:

1. Front. The minimum front yard setback is eighteen feet if off-street parking is to occur in the driveway. Otherwise, the front yard setback shall be approved by the planning commission through specific design review.

a. Exceptions. The following exceptions to front yard setbacks apply to all new development in the zone:

i. Driveway and Sidewalks. A driveway width of up to twenty feet and a sidewalk width of up to six feet may occupy the front yard.

2. Side. The minimum side yard setback shall be regulated by the Building Code. In situations where a multi-family development side yard abuts a single family residential, attached or detached, development the side yard setback shall be a minimum of twenty feet.

3. Rear. The minimum rear yard setback shall be regulated by the Building Code. In situations where a multi-family development rear yard abuts a single family residential, attached or detached, development the rear yard setback shall be a minimum of twenty-five feet.

4. Each unit shall have access to a common area of at least three hundred square feet in size for each unit adjacent to said space, or a private yard of at least three hundred square feet in size shall be provided at the rear of each structure.

B. Height. The maximum height for the zone is four stories. If a structure is constructed on a lot within fifty feet of a single family residential development the maximum height shall be thirty-five feet to the midpoint for sloped roofs and thirty feet to the cornice for flat roofs.

C. Floor and Deck Height. The following floor and deck heights apply to all structures:

1. Main Floor. The main floor of all residential units shall be no less than two and one-half feet above finished exterior grade.

2. Basement Floor. The basement floor of all residential units shall be no closer than four feet to finished exterior grade.

D. Stories. All building types must be from one to four stories.

E. Proximity. There shall be a minimum separation of twenty feet between all habitable structures. Building separation may be reduced as follows if Building Code requirements are met: ten feet between one-story structures; fourteen feet between two-story structures; and eighteen feet between three-story structures. In a single family detached development, building separation may be reduced as follows if Building Code requirements are met: ten feet between one-story structures; ten feet between two-story structures; and eighteen feet between three-story structures.

F. Fencing. Fencing in residential developments shall not exceed seven feet in height in the rear and side yards, and four feet in the front yard. Fencing located in the sight distance triangle shall not exceed three feet in height. Any fence within ten feet of a driveway shall not exceed three feet in height for the first ten feet behind the sidewalk.

G. Required Landscaping. All required landscaping 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, which landscaping shall be installed by the following May 31st.

1. Minimum Landscaped Area. The applicant shall provide thirty percent improved open space with a minimum of fifteen percent improved common recreational amenities not to include required yard setbacks. Landscaped areas shall not be less than five feet wide.

2. Landscaped Setback from Edge of Public Right-of-Way. The minimum landscaped setback from the edge of a public right-of-way shall be eighteen feet. No parking access shall be allowed through the landscape setback and no parking shall be adjacent to the required landscape setback.

3. Building Foundation Landscaping. The ground adjacent to the building foundation must be landscaped if it is visible from public vantage points.

4. Plant Materials. Areas requiring landscaping shall be planted with substantial live plant material including: plants, shrubs, trees, sod, etc., for the purpose of buffering, screening, and improving the visual quality of the site.

a. Types of Vegetation. At least twenty-five percent of trees and shrubs must be evergreen. Up to twenty-five percent of the landscape area can include specialty paving, street furniture, and outdoor seating areas. Trees that are planted in the park strip shall meet the specifications described in the street tree selection guide of Midvale City.

b. Size of Trees. The following standards apply to the use of plant and tree material:

i. Deciduous Trees. All deciduous trees shall have a minimum caliper size of two inches.

ii. Ornamental Trees. All ornamental trees shall have a minimum caliper size of one and one-half inches.

iii. Evergreen Trees. All evergreen trees shall have a minimum height of six feet.

1. Minimum Number of Models for Single Family Detached, Attached, or Other Multi-Family Residential Unit Combinations That Appear to Be a Single Large House. Any development of fifty or more units in any of the above listed configurations shall have at least three different types of housing models. Any development of fewer than fifty units of the above listed configurations shall have at least two different types of housing models.

2. Minimum Model Characteristics for Single Family Detached, Attached, or Other Multi-Family Residential Unit Combinations That Appear to Be a Single Large House. Each housing model shall have at least three characteristics which clearly and obviously distinguish it from the other housing models, such as different floor plans, exterior materials and colors, roof shapes, garage placement, window size/proportion/pattern, placement of the footprint on the lot, and/or overall building facade design. Only a maximum of fifty percent of street accessed garages shall have garage doors facing the street with the balance being alternative side or rear-loaded and/or detached rear yard garages, etc., except that all opposing block faces shall duplicate the opposite side of the street; only front driveway block faces will face each other, only alley-loaded block faces will face each other. Each such alternatively loaded garage plan will constitute a distinct model for the purposes here.

3. Single Family Attached (Townhouse). The development of contiguous townhouses is limited to fifty units (i.e., in any single location) and in groupings no larger than eight units each. Any additional development over fifty row-houses may be developed so long as one-third of the total approved units are located on uncontiguous lots, a minimum of one hundred fifty feet or three lots apart in all directions and in groupings no larger than eight units each. Any townhouse development larger than eight units shall provide at least two different unit models. Each unit model shall have at least three characteristics that clearly distinguish it from the other townhouse models.

1. Minimum Percentage of Brick or Stone Facades. All single family detached, attached, or other multi-family residential unit combinations that appear to be a single large house shall include a substantial use of brick, cultured brick, natural or cultured stone, wood or synthetic wood products and limited amounts of stucco. Vinyl and aluminum siding products are prohibited as wall materials. Bay windows and other architectural elements protruding from the facades may be clad in other materials.

a. Color Scheme. The use of a single color scheme, minimal detailing, or blank (or largely blank) walls is not permitted. The use of exterior staircases is discouraged.

b. Building Massing. Buildings that are uniformly three stories or more must step the roof form or interrupt it with other roof elements. The building mass of the elevation can be reduced by offsetting dwelling units, and varying building setbacks and heights.

2. Roof Form. Roof forms shall be designed in ways and/or used in combinations to break up large, continuous building forms, particularly for cluster and multiple dwelling structures. Where flat roofs are used, other techniques to provide scale and interest shall be used to refine large, continuous building forms. Long, unbroken ridgelines are prohibited.

a. Generally, for structures lower than forty feet high, gable or hip roofs are preferred for the primary roof form. The primary gable roof slope shall not be less than 5:12 and not less than 6:12 for single family or duplex residences.

b. Secondary roof structures such as porch roofs, roofs over bay extensions, bay windows, etc., may include other roof forms such as shed roofs, and hip roofs in combination with gable roofs. However, the secondary roofs shall be consistent or complementary with the primary roof form. Secondary roofs that slope should not be less than 4:12. Flat roofs may be also appropriate for small areas.

3. Front Entry Feature. All dwelling units or residential buildings shall have an exterior entry that is a prominent, architectural focal point directing people into the unit or building. This feature shall relate to the architecture of the structure and may include porches, stoops, roofs, etc.

4. Garages. Garage doors must be set back a minimum of twenty feet from the property line or sidewalk, whichever is greater, if off-street parking is to occur in the driveway. In all cases where garage doors face a street, the garage door shall be recessed a minimum of two feet behind the front line of the building living area (porches, bay windows, and similar projections not included). (Ord. 2016-15 § 1 (Att. A (part)); Ord. 2011-13 § 1; Ord. 8/1/2006O-12 § 1 (part))