17-7-9.12.3.7 Medium density residential development standards for single family detached development.
The following development standards apply to all new single family detached development in the residential land use area, with the exception of single family residential traditional lot subdivisions (see Section 17-7-9.12.3.5).
A. Setbacks. New development shall comply with the following setbacks to residential structures:
1. Front. The minimum front yard setback is eighteen feet to a garage (not including the sidewalk width) if off-street parking is to occur in the driveway. Otherwise, there shall be no front yard setback for living space and porches except as required 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. Perimeter Project Setback. The setback from the project’s perimeter boundary to a new residential structure shall be a minimum of ten feet.
3. Proximity. There shall be a minimum separation of ten feet between all habitable structures interior to the project. All building code requirements must be met.
B. Height. The maximum height for structures is three stories.
C. Building Orientation and Scale. Residential and accessory structures shall be oriented and scaled as follows:
1. Dwellings 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. Dwellings 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. Building planes shall incorporate varying heights, textures, shapes or colors to mitigate the visual impact buildings have on the public realm.
6. Building design and orientation should consider exposure to sunlight to avoid energy inefficiencies.
D. Stories. All structures must be from one to three stories.
E. Interior Fencing. Interior fencing is considered a design element of the overall project. All interior fencing, including location, type and height, shall be reviewed and approved by the planning commission as part of the site review process. Interior fencing shall not exceed seven feet in height. Fencing in front yards is prohibited. Fencing located in the sight distance triangle shall not exceed three feet in height. The fencing of private yards shall be accomplished in a manner that does not create areas of common space that are unusable, inaccessible, or hidden from other residents of the project. If interior fencing is used, it should enhance the overall project design and character. Barbed or razor wire is prohibited. Fencing up to eight feet in height may be allowed in the side(s) or rear yard provided one of the following requirements are met:
1. The side(s) or rear property is adjacent to a freeway system or arterial or collector roadway.
2. Buffering between commercial/industrial uses and residential uses or between single family and multifamily residential uses.
3. Demonstration of safety and/or security matters.
Fencing eight feet in height shall comply with the following conditions:
a. The proposed fence shall be reasonably compatible with respect to height from adjacent fences and shall transition consistently from one segment of fence to another.
b. The proposed fence shall be reasonably compatible with respect to materials from adjacent fences and shall propose materials and colors that are consistent and similar.
c. A building permit shall be obtained from the city and construction of fences and retaining walls must meet applicable requirements of the building codes.
F. Required Open Space and 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 Open Space and Landscape Area. A minimum of forty percent of the land area shall be improved as open space and landscape area. Landscaped areas shall not be less than five feet wide.
2. Minimum Improved, Common Recreational Amenities. A minimum of fifteen percent of the land area shall be developed as active, improved common area to include such uses as mini parks, picnic areas, playgrounds, recreation areas and structures such as club houses, pavilions, swimming pools, etc. Improved, common recreational amenities shall be concentrated into larger, more functional areas as much as possible while continuing to provide each dwelling unit with an amenity within reasonable walking distance.
3. Landscaped Setback from a Public Right-of-Way. The minimum landscaped setback from the back of curb on a public right-of-way shall be thirty feet. No parking access shall be allowed through the landscape setback and no parking shall be adjacent to the required landscape setback. Open, front entry elements such as porches, stoops, or verandas may encroach up to eight feet into the landscape setback provided all other provisions within this section are in conformance. The developer is responsible to landscape the entire width of the setback, with the exception of sidewalk areas.
4. Building Foundation Landscaping. The ground adjacent to the building foundation must be landscaped if it is visible from public vantage points, including project common areas. The landscaped area must be at least three feet in width.
5. 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. Minimum Number of Trees. A minimum of one tree for every four hundred square feet of landscaping is required for all landscaped areas. Street trees may be included in calculations in order to meet this requirement.
b. 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.
c. 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.
d. See Section 17-7-9.5 for further landscaping standards.
G. Characteristics of Housing Product.
1. Minimum Number of Models for Single Family Detached Units. Any development of thirty or more single family detached units shall have at least three different types of housing models. Any development of fewer than thirty units shall have at least two different types of housing models.
2. Minimum Model Characteristics for Single Family Detached Units. 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.
H. Architectural Requirements.
1. Residential Architectural Standards. All new residential development must present an attractive streetscape, incorporate architectural and site design elements appropriate to a pedestrian scale, and provide for the safety and convenience of pedestrians. All new residential development shall comply with the general architectural standards for the Bingham Junction zone and with each of the following architectural standards:
a. Materials. Buildings shall include a substantial use of brick, cultured brick, natural or cultured stone, wood or synthetic wood products. The planning commission may approve alternative materials that are the qualitative equivalent of brick, cultured brick, natural or cultured stone. Bay windows and other architectural elements protruding from the facades may be clad in other materials.
b. Stucco. The use of stucco should be limited to architectural relief and shall not exceed twenty-five percent of any front elevation or side elevation adjacent to a street or common area. The use of stucco shall not exceed fifty percent of any other elevation. The planning commission may determine, on a case-by-case basis, that the architectural detail and excellence of a structure is such that the use of stucco in excess of this standard is warranted or that the elevation is such that it is not seen from any public vantage point, e.g., side elevations between structures in close proximity and of similar height.
c. Prohibited Materials. Vinyl and aluminum siding products are prohibited as wall materials.
d. Color Scheme. The use of a single color scheme with minimal detailing is not permitted. Buildings shall use a cohesive palette of colors that complement other buildings. Intense colors should be used as accent only.
e. Form Variations and Architectural Treatments. With the exception of side building elevations that cannot be seen from any public vantage point, e.g., side elevations between structures in close proximity and of similar height, all building elevations shall include form variations and architectural treatments that provide interest and dimensional changes in plane, color and detail. Blank facades in these areas are prohibited. This can be accomplished by incorporating devices such as:
i. Off-sets, projections and shifts in the general plane of the facade;
ii. Upper level step-backs;
iii. Bay windows;
iv. Porches;
v. Balconies;
vi. Exterior shading devices;
vii. Eaves;
viii. Secondary roof structures (secondary roofs shall be consistent or complementary with the primary roof form).
f. Openings. Not less than twenty-five percent of any front or rear building face or side building face that is adjacent to a street or common area shall be made up of window, door, porch or balcony areas. The planning commission may determine, on a case-by-case basis, that the architectural detail and excellence of a structure is such that the use of fewer openings is warranted.
g. Miscellaneous. Security devices shall have materials and colors that complement the building’s architecture and building materials. Accessory structures shall be architecturally compatible with the primary development. Satellite dishes should be placed on the roof of a building, should be wired for use during construction, and shall not be placed within the public view or on the first floor of any building.
2. Garages. Garage doors must be set back a minimum of eighteen feet (not including a sidewalk width) 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, balconies or similar projections.
3. Accessory Structures. The style, materials, colors and roofs used in the construction of accessory structures, including garages and carports, shall be architecturally compatible with the primary structures.
I. City-Wide Utility Infrastructure. Each project and each structure within each project shall include infrastructure that facilitates connection to Questar Gas, Rocky Mountain Power, Comcast Cable, UTOPIA, and CenturyLink. This requirement may be waived if any of the aforementioned utilities decline, in writing, the opportunity to install or utilize the necessary infrastructure. The director of community and economic development and authorized deputies may approve the waiver.
J. Internal accessory dwelling units.
1. An IADU may only be constructed on a lot with one detached single family dwelling. The property owner must occupy one of the dwelling units on the property as their permanent residence for as long as the IADU remains on the property.
2. The IADU must conform to all applicable standards in the building, plumbing, electrical, mechanical, fire, health, and any other applicable codes. A building permit is required prior to engaging in any construction activity on an IADU.
3. Installing separate utility meters or separate addresses for an IADU is prohibited.
4. Any additions to an existing building must comply with the development standards within this chapter.
5. An IADU must provide off-street parking as described within this chapter.
6. An IADU may not be constructed within a mobile home or manufactured home.
7. An IADU may not be constructed on a lot with a total square footage of six thousand or less.
8. Prior to issuance of a certificate of occupancy for an IADU, the property owner must record a notice against the property’s title that includes:
a. A description of the primary dwelling;
b. A statement that the property contains an IADU; and
c. A statement that the IADU may only be used in accordance with this title.
9. An IADU may not be rented or leased for a period of less than thirty consecutive days.
10. Only one IADU is permitted on each property. (Ord. 2021-19 § 1 (Att. A); Ord. 2016-15 § 1 (Att. A (part)); Ord. 2013-04 § 1 (Att. A (part)))