Draper City Zoning Code

A.   Lot And Building Standards:

B.   General Site Design And Architectural Standards:

1.   Garages:

a.   Minimum of two (2) stalls per dwelling.

b.   Side load garages required on twenty six (26) of thirty three (33) lots (80 percent of project).

c.   Third car garage may face street if set back at least eighteen feet (18') behind the front of the main garage.

2.   Driveways:

a.   Minimum average driveway width of sixteen feet (16').

b.   Combined driveways are allowed with each lot providing an equal width.

3.   Porches: Front vintage sitting porches are a required design feature of each dwelling with a minimum dimension of six feet by twelve feet (6' x 12').

C.   Architectural Standards:

1.   Exterior walls:

a.   Brick or stone required on up to thirty three percent (33%) of building.

b.   Stucco on remainder.

c.   Siding such as "hardy board" or "masonry" horizontal decorative siding to achieve a vintage look is allowed with the written approval of developer.

d.   T-111 siding or any projects of similar nature not permitted.

2.   Roofing:

a.   Asphalt shingles - architectural grade thirty (30) year shingles to be the standard.

b.   Tile and shake shingles.

3.   Windows:

a.   Vinyl coated on exterior.

b.   Shutters - decorative exterior shutters. (Ord. 484, 8-6-2002)

A.   Streetscape Plan: A streetscape plan approved by the planning commission shall be required before final plat approval of any portion of the development. Such plan shall show improvements for the entire width of each street which is not yet constructed for all areas which transition from an existing street to a street within the project. The purpose in showing adjoining areas is not to obligate the developer to off site improvements, but rather to facilitate the transition from neighboring areas and to set standards for future streetscape improvements to those neighboring areas.

B.   Landscape Plan: An approved landscape plan for each development or phase of development within shall be required before final plat approval of that portion of the development. The purpose of the plan shall be to show not only the proposed landscape treatment for the subject development, but the transition from adjoining development, whether within or outside of the project. Specifically requirements of the landscape plan are as contained in the design guidelines for the project.

C.   Screening And Buffering: Specifications for required screening and buffering are as contained in the design guidelines for the project. Those standards include requirements for landscaping and fencing of areas at the parameter of the development, and throughout the open space areas shall be installed in accordance with the timetable to be set forth by the planning commission at the preliminary plat stage. Landscaping and fencing on individual lots includes the following requirements:

1.   Front Yard Landscaping:

a.   Front yard landscaping with trees, sod, and sprinkler systems will be installed by the developer, prior to occupancy. At a minimum, the developer will provide for two (2) 1.5-inch caliper trees per lot.

b.   Side and rear yard landscaping is required, however, materials are at the discretion of the individual lot owner.

2.   Fencing Standards:

a.   Parameter rear yards:

(1)   Main road (12400 - 12450 S.): Decorative block wall.

(2)   South and east: Six foot (6') vinyl privacy fence.

(3)   West side: Existing fence to remain.

b.   Interior side and rear yards (maximums):

(1)   Along pathways: Three foot (3') open board or picket.

(2)   Ten feet (10') behind pathways: Six foot (6') vinyl privacy fence.

(3)   Other: Six foot (6') vinyl privacy fence.

c.   Street frontage:

Front yard: Three foot (3') maximum of open board or picket.

Side street: Six feet (6') maximum beyond ten feet (10') of solid vinyl.

D.   Open Space Standards And Features: Fox Gate Farms consists of several integrated open space areas. All open space areas, interior to the development, are to be owned and maintained by the Fox Gate Farms Homeowners' Association for their exclusive use. Those areas are as described below:

E.   Pedestrian Paths And Access: In order to encourage walking throughout the neighborhood, pathways are required as shown on the schematic development plan. Details of those plans shall be as illustrated in the development and design standards.

F.   Streets: The street system will be maintained as a private road system. Roadway dimensions vary from twenty five feet (25') to forty feet (40'), with minimum asphalt width to be approved by the city engineer and the fire marshal. Road base and pavement thickness must meet city standards. (Ord. 484, 8-6-2002)

A.   Lot Area And Dimension Requirements (For Single-Family Residential Dwellings):

1.   Minimum lot size: Thirteen thousand (13,000) square feet.

2.   Minimum frontage: Fifty feet (50').

3.   Minimum width: Eighty feet (80') (measured at required front setback).

B.   Minimum Setback Requirements:

1.   Front:

a.   To be varied between twenty feet (20') and thirty feet (30') throughout the development as designated on the final plat.

b.   Garages shall not protrude into the front setback greater than the extent of the main building or covered porch area.

2.   Rear: Twenty feet (20').

3.   Side: Total of twenty feet (20'), eight feet (8') minimum on one side.

4.   Corner lots: Second front setback equals twenty feet (20') minimum.

C.   Accessory Building Setback: Per section 9-10-040 of this title.

D.   Main Building Height: Maximum thirty five feet (35') in height (except as provided in subsection K of this section).

E.   Accessory Building Height: Maximum twenty feet (20') in height.

F.   Building Locations: To be located in areas away from slopes and set back from natural formations.

G.   General Site Design And Architectural Standards:

1.   Building heights (for single-family residential dwellings):

a.   No single height and plane vertical facade shall exceed twenty five feet (25') in height. "Breaks" in vertical facades needed to meet this twenty five foot (25') limit shall be offset at least four (4) horizontal feet.

2.   Architectural standards (for single-family residential dwellings):

a.   Roof Pitches: All roofs shall have a sloped roof of no less than six to twelve (6:12) and no greater than twelve to twelve (12:12).

b.   Massing: "Massing" is defined as the combination of different architectural forms to create a more diverse and interesting design. Massing shall be employed to create a varied, three- dimensional appearance (flat rectangular buildings are not allowed).

c.   Stepping: Building foundations and building sites should be stepped into the hillside where practical. Exposed foundation wall shall not exceed four feet (4') above finished grade at any point.

d.   Site Layout: Staggering setbacks between twenty feet (20') and thirty feet (30') are encouraged so as to break up street screen.

3.   Driveways:

a.   Driveway approaches to single-family lots at the curb line shall be no less than twelve feet (12') and no more than twenty feet (20') in width, measured from the back of sidewalk (can flare out to a maximum of 26 feet at the street).

b.   Prepared driveway grades shall not exceed fourteen percent (14%).

c.   Seven (7) lots within the development shall have side or rear loading garages. Side load garages are encouraged on corner lots, and when feasible, within the development.

H.   Ridgeline Standards: The following standards will apply to the lots and lot area numbered 26 through 31 on the schematic concept plan for Corner Canyon Vista Subdivision, which have been designated ridgeline lots. This designation shall be placed as a note on the recorded plat.

1.   Massing:

a.   Each building shall contain both single- and two-story elements and use two (2) or more architectural forms in combination to create shadows and vary the outward appearance.

b.   Architectural forms should be combined perpendicular to one another or staggered to create variety, and features such as gables, dormers, and porches shall be used to divide larger facades and create variety.

2.   Rooflines:

a.   Rooflines shall be varied in height and orientation.

b.   Each building shall have multiple roof elements. Long continuous roof areas shall not be used, unless broken liberally by dormers, gables, or other architectural elements.

3.   Materials And Colors:

a.   Materials and colors used will have a significant effect on the appearance of the viewshed toward the ridgeline. The colors used must be native to the hillside area and allow the buildings to blend in with the ridgeline. Exterior materials on building facades visible along ridgelines shall be natural or natural in appearance such as, but not limited to, stone, brick stucco, shingles, logs, and/or horizontal wood siding and shall be medium to dark earth tones.

b.   White, shades of white and bright colors are not permitted on roofs, building facades, or fences visible along ridgelines.

4.   Windows And Glass: Windows shall be limited to thirty five percent (35%) of any building elevation. Highly reflective and mirrored glass and window films shall not be used.

5.   Landscaping:

a.   Retention of native vegetation in yard areas adjacent to ridgelines is encouraged. Landscaping plant materials installed in yard areas adjacent to ridgelines are encouraged to be similar in appearance to native vegetation.

b.   Fences, gazebos, decks, and other improvements installed in yards adjacent to ridgelines shall be dark earth tones and/or shall be screened with appropriate vegetation.

6.   Lighting: Outside lighting visible along ridgelines shall be unobtrusive, illuminating only the area immediately adjacent to buildings. Light sources must be shielded and directional, pointing downward toward the ground.

I.   Landscaping:

1.   Park Strip Landscaping:

a.   Rambling Road: Park strips within the Rambling Road right of way shall be landscaped by the developer as directed by the city. Developer to establish a homeowners' association (HOA) to maintain the park strips within the Rambling Road right of way and any entry monument landscaping that may be installed by developer.

b.   Within Subdivisions: Park strips within subdivisions adjacent to detached single-family residences shall be landscaped in accordance with city ordinance requirements. The street tree plan, approved by the Draper City tree commission with the final plat, shall specify the number, species, and caliper of trees to be installed by the homeowner prior to occupancy of any dwelling.

2.   Single-Family Dwelling Landscaping: All front yard landscaping, including required street trees, shall be installed at the time of occupancy, or bonded for in winter months, in an amount approved by the city zoning administrator. This requirement shall also be referenced in the CCRs recorded with this subdivision development.

3.   License: All park, commercial, institutional, and multi-family sites shall be landscaped per a licensed landscape architect's plans approved by the city, per Draper City ordinances.

4.   Topsoil Preservation: Existing topsoil will be stockpiled and utilized to cover manufactured slopes.

5.   Compatible: Plant materials shall be compatible with the native vegetation so as to not cause any adverse impact to the native vegetation.

J.   Fencing:

1.   Front Yards: Fencing shall not extend into any front yard.

2.   Height: The maximum fence height is six feet (6') from finished grade.

3.   Area Of Nondisturbance: No fencing shall encroach into the area of nondisturbance as shown on the plat.

K.   Height Exception: The main building for churches and places of worship developed within the RSD shall not exceed ninety feet (90') in height measured in accordance with the definition of building height as set forth in section 9-3-040 of this title, as amended, and including the exceptions set forth in section 9-27-120 of this title, as amended, regarding church spires, towers or belfries. (Ord. 623, 2-8-2005)

A.   Lot Standards:

1.   Lot area and dimensions:

a.   Minimum lot size: Ten thousand (10,000) square feet.

b.   Minimum width: Fifty feet (50') (at setback).

c.   Minimum depth: One hundred feet (100'). (Cul-de-sac: Lots 90 feet.)

B.   Building Setback Standards:

1.   Standard lots:

a.   Front: Twenty feet (20').

b.   Rear: Fifteen feet (15').

c.   Side: Five feet (5').

2.   Corner lots:

a.   Front of home: Twenty feet (20').

b.   Second front setback: Fifteen feet (15').

c.   Side: Five feet (5').

C.   General Site Design And Architectural Standards:

1.   Building Heights: Heights of buildings shall not exceed the following criteria:

a.   Main buildings shall not exceed thirty five feet (35') in height. Accessory buildings shall not exceed twenty feet (20') as measured per this code.

b.   No building shall be constructed less than one story.

2.   Garages: Two (2) car garage minimum shall be required with each residential unit. Three (3) car garages are encouraged.

3.   Coverage Area: The total primary and accessory unit lot coverage at ground level shall not exceed forty five percent (45%) of the total lot area. The minimum finished floor space of rambler units shall be one thousand eight hundred (1,800) square feet and two thousand four hundred (2,400) square feet for two- story units.

4.   Architectural Standards:

a.   Roof Pitches: All roofs shall have a sloped roof of no less than six to twelve (6:12).

b.   Materials: A combination of stucco, brick, and rock/stone shall be used for each home.

(1)   When brick is used, a minimum of twenty five percent (25%) of the building shall be brick.

(2)   When rock/stone is used, a minimum of fifteen percent (15%) of the building shall be rock/stone.

(3)   Vinyl and other types of siding are not allowed.

(4)   Darker earth tones should be used to complement existing features and landscaping.

(5)   Asphalt shingles shall be used on all roofs.

c.   Miscellaneous:

(1)   The use of porches and bay windows is encouraged to add dimension and variety.

(2)   Air conditioning units are not allowed on roofs or in windows.

(3)   Large satellite dishes or other obtrusive hardware shall be screened from view with appropriate landscaping.

5.   Fencing: All fencing along Bangerter Parkway shall be a precast Ashler slate masonry wall, with Ashler slate stone columns, and shall be stained (exhibit B of this section). Fencing along the north side of the development shall be split rail (exhibit A of this section). Fencing along the south property line atop the retaining wall shall not exceed four feet (4') in height, and shall have a wrought iron appearance, but be constructed of aluminum components so that it will resist corrosion (exhibit C of this section). This will maximize value and minimize maintenance for the long term livability and safety of the project. The property owner of lot 24 shall be required to erect a split rail fence or delineator between the emergency access road and the bike trail. Property owners may not construct additional fencing behind project fencing or otherwise hang shielding of any type on project fencing (defined as the fences shown on exhibit D of this section). All fence locations shall be governed by the South Fork Estates fencing site plan (exhibit D of this section). For lots 1 and 26, fencing shall be no taller than three feet (3') in the clear view area (identified on exhibit D of this section). The South Fork Estates HOA shall be required to maintain the wall.

6.   Lighting: All public street lighting shall meet Draper City streetlight standards and comply with Rocky Mountain Power requirements.

7.   Landscaping: The following standards shall apply to the landscaping within the project:

a.   A street tree plan for all public streets shall be submitted and approved at the time of final plat.

b.   Residential landscaping:

(1)   Front yard landscaping shall be required on all residential lots.

(A)   Underground irrigation system shall be required.

(B)   A minimum of one tree per front yard (exclusive of park strip trees required) shall be planted.

(C)   Corner lots shall plant an additional tree in the street side yard.

(D)   Street side yards to the rear property line shall be landscaped on corner lots.

(E)   A minimum of five (5) 5-gallon shrubs shall be planted in each front yard. Additional shrubs are required for street side yards on corner lots.

8.   Maintenance:

a.   All park strips within the project (including 300 E.) shall be maintained by the homeowners' association ("HOA") and/or adjacent homeowner.

b.   Trail easement landscaping shall be maintained by the HOA.

c.   Open space shall be owned and maintained by the HOA (including landscaping, playground equipment, etc.).

D.   Density Allowances: The total number of primary dwellings within the zone shall not exceed an average of 2.11 units per gross acre or a total of eighteen (18) lots.

E.   Compliance: Developer shall develop preliminary and final plats which conform to the accepted conceptual schematic development plan, these standards, and all conditions of approval set by the city council.

F.   Amendments: Amendments to these standards or the accepted concept plan shall be processed by the city per the standard zone text amendment process. (Ord. 653, 9-6-2005; amd. Ord. 714, 9-25-2006; Ord. 1437, 5-19-2020)

A.   Density Requirement: The density of the development is 1.83 units per acre (112 units/61 acres), which is consistent with the adjacent neighborhoods to the east and south of the development. The Draper City general plan designates this area as "low density residential", which is not to exceed 2.0 units per acre.

B.   Lot Size: An area of not less than twelve thousand (12,000) square feet, or 0.275 acre, shall be provided and maintained for each dwelling and uses accessory thereto as a minimum for the development. Varying larger lot sizes shall also be provided. The average lot size for the entire one hundred twelve (112) lots in the development is approximately eighteen thousand six hundred (18,600) square feet. (See section 9-17D-090, exhibit A of this article for lot sizes.)

C.   Frontage: The minimum width of any lot for a dwelling shall be eighty feet (80'), measured thirty feet (30') from the front property line.

D.   Front Yard Setback Requirements:

1.   All residential structures shall be set back thirty feet (30') from the front property line. Lots having an overall slope in excess of ten percent (10%) may, notwithstanding other provisions of this code to the contrary, be developed with a front setback of twenty five feet (25'). Garages or the garage portion of the main structure, may extend to a setback line of twenty five feet (25'), providing that they are side entry type garages.

2.   On corner lots, the front setback shall be a minimum of thirty feet (30') and twenty five feet (25'), respectively, regardless of which way the structure faces.

E.   Side Yard Requirements: All dwelling structures and other main buildings shall be set back from each side property line a distance of at least ten feet (10').

F.   Rear Yard Requirements: All dwelling structures and other main buildings shall be set back from the rear property line a distance of at least twenty feet (20').

G.   Natural Lots: Lots 1 - 24, 68, 86 - 89 and 109, 100, 111 and 112 (refer to section 9-17D-090, exhibit 1A of this article) shall be considered natural lots. These lots which contain natural existing vegetation (oakbrush) are to submit, prior to construction, an inventory of the existing vegetation in an effort to retain and protect as much of this natural vegetation as possible. The existing natural trees and vegetation which occur along all side and rear lot lines are to be preserved to a minimum distance of five feet (5') as measured from either side of the lot property lines. Efforts will be made to sensitively establish and preserve these areas so that they remain as natural in appearance as possible, favoring meandering lines where vegetation must be removed, versus straight cut lines. All side and rear yard setbacks lines are to be measured from the lot property lines. In lots that contain thirty percent plus (30%+) slope areas, the vegetation in these sloped (30 percent plus) areas is to be left undisturbed. (See section 9-17D-090, exhibits A and 1A of this article.)

H.   Garages: Attached two (2) or three (3) car garages are required for all dwelling units within the development. A minimum of twelve (12) lots will have side loaded garages.

I.   Height Of Buildings: No residential dwelling or building shall be higher than thirty five feet (35') as measured from average finish grade to the midslope of the main structure's roofline. (See section 9-17D-090, exhibit E of this article.)

J.   Height Of Accessory Buildings: In that all accessory buildings are considered as "conditional uses", each will be evaluated separately. However, in any case, twenty feet (20') will be the maximum height of this type of structure, as measured and shown in section 9-17D-090, exhibit E of this article. (Ord. 546, 11-18-2003)

K.   Rooflines And Pitches: Rooflines shall be varied in pitch, height and orientation to provide visual interest. The majority of all roof pitches on each individual home shall be sloped at not less than six to twelve (6:12) and no greater than twelve to twelve (12:12) in order to provide such visual interest. Long, continuous rooflines shall not be allowed. Rooflines should be varied to include dormers, gables, hip roofs, etc. Asphalt architectural grade, twenty five (25) year shingles, cedar shake shingles; tile and/or masonry and slate shingles are standard through the development. (Ord. 601, 9-14-2004)

L.   Windows: High quality cladded wood windows or vinyl windows are allowed. Highly reflective or mirrored glass shall not be used. Decorative window treatments such as surrounds, shutters, or nicely detailed lintels and sills are encouraged.

M.   Building Materials: Exterior building materials shall include stone or brick along with other high quality exterior siding products, such as stucco and hardy board shingles, as approved by the architectural control committee. Asphalt architectural grade, twenty five (25) year shingles, cedar shake shingles, tile and/or masonry and slate shingles are standard through the development.

N.   Architectural Theme: Varied high quality architectural styles are expected and encouraged throughout the development. While not singular in terms of one particular architectural style, the overall project theme utilizes battered stone pillars and textured walls along the Highland Drive corridor and the extensive use of stone facing and wrought iron railing treatments on the arched bridge across the Bear Canyon drainage channel. (See section 9-17D-090, exhibits C and D of this article.) (Ord. 546, 11-18-2003)

A.   Bear Creek Preservation Area: To be preserved on the site is a naturally occurring drainage channel extending into the property from the Pheasant Hills PUD Subdivision to the south and ending at the boundary of the Hidden Valley Golf Course to the west. The channel is to be largely undisturbed such that the native vegetation and existing trees will remain to protect the natural scenic beauty of this open space area. The thirty percent (30%) side slopes into the drainage channel are to remain as undisturbed as much as possible. No yard or formal landscape features or development will be allowed on the thirty percent (30%) slope areas, except as necessary for the Highland Drive extension and bridge, as described in subsection 9-17D-060A of this article. (See section 9-17D-090, exhibits A, B and D of this article.)

B.   Bear Creek Trail: An asphalt path/trail extending from the walkway system on the east side of Highland Drive and the north side of the bridge structure over the drainage channel will provide pedestrian/bicycle access to the channel heading east to the Pheasant Hills area en route to Pioneer Road and the Corner Canyon area. (See section 9-17D-090, exhibits D, L and M of this article.)

C.   Thirty Percent Slope/Vegetation Preservation: The native vegetation and existing trees in this area are to be preserved to the extent practicable. Grading within this area is expected to be minimal extending from the thirty percent (30%) slopes down and into the channel itself on both sides. This will minimize the potential of erosion and soil loss and preserve the natural character of this open space amenity. Notwithstanding these conditions, the channel will be disturbed to extend Highland Drive across the open space drainage channel. A bridge across the drainage channel is proposed and all efforts to revegetate and mitigate the channel disturbance will be made. (See section 9-17D-090, exhibit D of this article.)

D.   Fencing In Preservation Area: Only black wrought iron fencing with a flat top rail and flat posts will be allowed at the rear lot lines and side lot lines of lots that back onto this open space corridor, including the area up to the thirty percent (30%) slope line. This fencing will extend up those side lot lines to the beginning of the thirty percent (30%) slope line, and is intended to be as visually unobtrusive as possible. (See section 9-17D-090, exhibits A and 1A of this article.)

E.   Stormwater Detention Open Space: The area west of the Highland Drive bridge structure is to be used for a stormwater detention basin for the development. This triangular shaped property currently terminates at the fence line along Hidden Valley Golf Course. (See section 9-17D-090, exhibits A and 1A of this article.)

F.   Pedestrian Circulation Trails: As illustrated in section 9-17D-090, exhibits A, C, D, F, G, I, J, L and M of this article, the Valle di Villa development features an extensive pedestrian circulation system which links together the various open space elements of the project. Section 9-17D-090, exhibits I and J of this article illustrate where the interior pedestrian paths intersect the roadways. These roadway nodes include specialty concrete paving area, benches, wrought iron fencing and high quality landscape elements. These paths connect the various areas of the development one to another such that all can safely access the gazebo park area and Bear Creek Trail area easily.

G.   Gazebo/Park Area: As shown in section 9-17D-090, exhibits A, H, K and L of this article, a uniquely designed gazebo with specialty landscaping, benches and pedestrian lighting is included in the public open space area. This formal park area is approximately one-half (1/2) acre and is adjacent to the Bear Creek open space preservation area and the open space detention area west of the Bear Creek Bridge. The location of this park and open space area, which is near the entrance to the project from Highland Drive, is very visually pleasing and enhances the feeling of the open area. It is also connected to the generously landscaped Highland Drive pedestrian walks and the interior trail circulation system of the project. (Ord. 546, 11-18-2003)

A.   Highland Drive Extension: The extension of Highland Drive is to be constructed by the developer to a width of forty two feet (42') as measured from the back of curb to the back of curb. This roadway is referred to as a "modified collector road" and will accommodate one lane of traffic in each direction and a center turn lane. Also, the developer will install a five foot (5') meandering sidewalk on each side of the Highland Drive extension through the thirty two foot (32') remainder areas of the one hundred six foot (106') right of way dedication. A six foot (6') masonry wall will be constructed along the right of way/property line along both the east and west sides of the Highland Drive corridor. The walls will feature battered stone columns and textured walls. The thirty two foot (32') right of way areas on either side of the modified collector roadway will be generously bermed and landscaped along the entire length of the corridor. Efforts will be made to establish the majority of the trees and shrubbery closely adjacent to the right of way walls themselves to help attenuate noise generated by Highland Drive and to help preserve this landscape buffering vegetation the event that Highland Drive is widened in the future. (See section 9-17D-090, exhibits A, B, C, D and F of this article.)

B.   Typical Local Street: Throughout the development, local streets will be constructed with a forty eight foot (48') total dedicated width with a roadway section of thirty feet (30') as measured from back of curb to back of curb. There will be a seven foot (7') utility easement on one side of the road, and a six foot (6') utility easement/plant strip with a five foot (5') sidewalk on the opposite side. (See section 9-17D-090, exhibits A and G of this article.)

C.   Single-Family Dwelling Landscaping: All front yard landscaping, including required street trees, shall be installed within six (6) months of occupancy. (Ord. 546, 11-18-2003)

A.   Density Requirement: The maximum number of lots shall be three hundred forty three (343). The property survey identified the parcel as having one hundred thirty six (136) acres. The density of the development is 2.52 units per acre (343 units per 136 acres, excluding school), which is well within the guidelines of the density element of the general plan of Draper City. The density is also compatible with surrounding neighborhoods.

B.   Lot Size: An area of not less than nine thousand seven hundred (9,700) square feet, or 0.22 acre, shall be provided and maintained for each dwelling and uses accessory thereto as a minimum for the development. Varying larger lot sizes shall also be provided. Largest lot sizes are greater than twenty thousand (20,000) square feet or 0.46 acre. The average lot size for the entire development is approximately twelve thousand (12,000) square feet. (See figure 3 of this section for lot sizes and distribution.)

C.   Frontage: The minimum width of any lot for a dwelling shall be eighty feet (80'), measured at the front setback line. While this standard represents the minimum lot width, the majority of the lots in the development have a lot frontage of at least ninety feet (90'). This increased lot width allows for the construction of larger homes.

D.   Front Yard Setback Requirements:

1.   All residential structures shall be set back a minimum of twenty three feet (23') from the front property line. In order to provide an element of visual relief, front setback variations are to be encouraged, ranging between twenty three (23) and thirty feet (30') minimum.

2.   On corner lots, the front setback shall be a minimum of twenty five feet (25').

E.   Side Yard Requirements: All dwelling structures and other main buildings shall be set back a distance of at least eight feet (8') on one side and a total of at least eighteen feet (18') combined both sides from the side property lines. Garage side shall be the larger dimension, and shall be a minimum of ten feet (10'). Side yard setback requirement for a corner lot, adjacent to a street, shall be a distance of at least twenty feet (20') from the side property line at such street.

F.   Rear Yard Requirements: All dwelling structures and other main buildings shall be set back from the rear property line a distance of at least twenty feet (20').

G.   Parking: A minimum of two (2) off street parking spaces shall be required for each dwelling unit as required by this code.

H.   Height Of Buildings: Height shall be measured according to the code as currently adopted by the state of Utah at the time of application for building permit. (Ord. 520, 5-27-2003)

I.   Rooflines And Pitches: Rooflines shall be varied in pitch, height and orientation to provide visual interest. The majority of all roof pitches on each individual home shall be sloped at not less than six to twelve (6:12) and no greater than twelve to twelve (12:12) in order to provide such visual interest. Long, continuous rooflines shall not be allowed. Rooflines should be varied to include dormers, gables, hip roofs, etc. Asphalt architectural grade, twenty five (25) year shingles, cedar shake shingles; tile and/or masonry and slate shingles are standard through the development. (Ord. 602, 9-14-2004)

J.   Windows: High quality cladded wood windows or vinyl windows are allowed. Highly reflective or mirrored glass shall not be used. Decorative window treatments such as surrounds, shutters, or nicely detailed lintels and sills are encouraged.

K.   Building Materials: Homes in the Bellevue neighborhood will use high quality exterior finishes to include stone, brick and stucco combinations, hardy board siding, raw timber, copper detailing, shutters and other high quality exterior siding products as approved by the architectural review committee (ARC) 1 . Aluminum siding shall be allowed only for soffit and fascia. Additional architectural design features such as porches, bays, cantilevers, columns, balconies, landscaped window wells, gridded windows and soffit crowns will be included throughout the development to provide variety and relief on all sides of the building. Sophisticated architectural lines, steep roof pitches and dramatic entries will be used to make a statement on the craft of the building.

L.   Added Visual Character: Homes sitting on corner lots identified in the list below shall include added elements of architectural relief on sides that are exposed to the road. Examples of such architectural relief may, at the developer's option, include stucco "pop outs", bays, box windows, hip roofs side entry garages, and the use of different colors. If a home on a corner lot requiring added visual character has brick or stucco wainscots, that element will be carried around the side of the home that fronts the street. Elements will be applied per plan. The following lots (as shown in section 9-17E-030, figure 2 of this article) are identified as lots requiring added visual character: 1, 20, 41, 52, 54, 64, 68, 74, 86, 106, 114, 141, 149, 150, 166, 184, 195, 202 and 203. (Actual lot numbers may change by preliminary plat, but shall be cross referenced back to this document.)

M.   Basements: Basements shall be permitted within the development, provided they comply with Draper City's engineering standards and criteria for construction of basements.

N.   Repeat Plan Limitations: No two (2) homes shall have the same elevation on adjoining lots.

O.   Project Theme: Varied high quality architectural styles are expected and encouraged throughout the development. While not singular in terms of one particular architectural style, the overall project theme utilizes a rustic alpine style. The characteristics of this style, which are reflected in the design of the entry feature (figure 5 of this section), bridges and walls (figures 6, 7 and 8 of this section), include the look of rough cut stone and timbers. Precast, faux stone walls, textured and colored, will be installed along Lone Rock Drive, 300 East and 13200 South. In addition, themed lighting, benches, pedestrian friendly trails (section 9-17E-060, figure 21 of this article) will also be included along Lone Rock Drive. All entry features within the proposed right of way require approval by Draper City, and will be maintained by a homeowners' association. The planting design will accentuate this style through random, informal plantings.

P.   Project Lighting: Decorative downlighting will be used along Lone Rock Drive and at the Community Park. The Draper City standard light fixture will be used along all local streets. The developer is willing to work with the city to find an appropriate alternative with similar cost to the current standard.

Q.   Fencing: No front yard fencing is to be allowed, unless otherwise approved by the ACC. If approved, no fence can exceed three feet (3') in height in a front yard. Masonry, precast, wrought iron, wood and vinyl fencing, and other high quality materials as approved by the ARC are allowed in the development, back and side yards, to a maximum height of six feet zero inches (6'0") for security and privacy. At the south side of 13200 South, and at the east sides of 300 East and Lone Rock Drive fencing shall consist of precast concrete, six feet (6') in height, with a faux stone architectural treatment, color and texture to highlight the thematic elements of the development. The roadside shall also be landscaped, per the adopted Draper City street tree plan, with additional shrubs, trees, vines/ivy to provide visual relief and interest along the fence. (See figures 7 and 8 of this section.) A street tree plan has been submitted to the city as part of the concept acceptance process (see section 9-17E-060, figure 20 of this article).

R.   Additional Documentation: Geotechnical, hydrological, traffic and other engineering reports will be submitted with the preliminary plat if required by this code or if required to deal with a specific project issue. (Ord. 520, 5-27-2003)

A.   Bellevue Park: As shown in figure 9 of this section, developer will dedicate property to Draper City for the Bellevue Park. This formal park area is approximately 4.45 acres, including the trail connection to the east. The location of this park makes it readily accessible - walkable, from each of the surrounding neighborhoods through the network of trails, sidewalks, pedestrian crosswalks and bicycle lanes. Draper City shall be responsible for long term maintenance of the park at its expense. The developer shall dedicate the park area to the city in phase with the adjoining lots. In addition to dedicating the underlying land to the city for the park, at no cost to the city, the developer, as part of the RSD designation shall construct the trails along Lone Rock Drive and 13200 South adjacent to the park. Also, developer shall pay for the first two hundred thousand dollars ($200,000.00) of Bellevue Park improvements. Furthermore, the developer desires to see a fully developed park as soon as is practical and is therefore willing to advance the costs of any additional park amenities and improvements that Draper City shall request, subject to a reimbursement agreement for any costs over and above the initial two hundred thousand dollars ($200,000.00). Final park design shall be reviewed and approved by Draper City during the preliminary plat process.

B.   Fort Street Parkway: A pedestrian friendly trail connection to Fort Street will be constructed at the time 13200 South is tied into Fort Street. The developer shall provide at its cost the underlying land to the city for the parkway, as well as the basic initial amenity package. This amenity package shall be designed by the developer, and shall include the following: grading, basic landscaping and irrigation system, asphalt trail, pedestrian crossing, lighting and benches. Draper City shall be responsible for maintenance of the land and amenities at its cost. The Fort Street Parkway adds approximately 1.5 acres of open space.

C.   Corner Canyon Creek Pocket Park: The developer shall provide approximately 0.4 acre of park/open space at the southwest corner of the project as shown in figure 10 of this section. The developer shall provide the underlying land as well as grading and initial amenities including a tot lot type playground, asphalt trails, benches, landscaping and irrigation. This area provides a recreational area for families with smaller children who may desire an alternate to Smith Fields Park. In conjunction with the trail connection to the elementary school, this park provides an important open space link between Smith Fields Park, the elementary school and the Corner Canyon Creek facility. A secondary use of the park is stormwater detention. In addition, a portion of the elementary school property is to be used for detention. Additional small detention areas, to be identified during preliminary plat may also be necessary. Maintenance responsibilities shall be split as follows: Bellevue HOA shall maintain the park, landscape, irrigation, benches and any playground equipment at its expense; Draper City shall maintain the storm drain components, as well as the public trail at its expense.

D.   Pedestrian Circulation Trails: As illustrated in figure 11 of this section, the Bellevue development features an extensive pedestrian circulation system which links together the various open space elements of the project. Where the interior pedestrian paths intersect the roadways, pedestrian crossings will be constructed. (See figure 12 of this section.) These roadway crossings include specialty concrete or asphalt paving areas (i.e., stamped asphalt, and/or concrete pavers) to provide traffic calming effects, as well as benches, wrought iron or vinyl rail fencing and high quality landscape elements. Final design shall be reviewed and approved by Draper City. These paths connect the various areas of the development one to another such that all can safely access the park areas, the school, and Corner Canyon Creek, as well as destinations such as Smith Fields Park outside of the project area. The Bellevue homeowners' association shall maintain interior trail connections, (as shown in figure 11 of this section and depicted in section 9-17E-060, figure 21 of this article). Publicly accessible trails and bridges (as shown in figure 11 of this section) such as those at Corner Canyon Creek, 13200 South, 300 East, Lone Rock Drive, Fort Street parkway and the city park shall be maintained by Draper City.

A.   13200 South: Shown on the Draper City master transportation plan as a "major collector", with proposed total right of way width and landscape and trail treatments according to figures 13, 14 and 20 of this section. An asphalt trail, eight feet (8') wide, runs along the north side of the road from 300 East to 700 East, at which point it will cross to the south side, through the proposed Bellevue Park, connecting to Fort Street through the proposed Fort Street Parkway. A meandering sidewalk will be located on the south side of 13200 South, from 300 East to 700 East, and shall be five feet (5') wide (figure 13 of this section). A twelve (12) to thirteen foot (13') wide park strip area, landscaped and irrigated shall be constructed between the back of curb and the fence/wall. Final plans and sections shall be reviewed and approved by the Draper City engineer based on the proposed road sections shown in this document. 13200 South shall be constructed and open to traffic from 700 East to Fort Street prior to issuance by the city of the two hundredth certificate of occupancy for homes in the Bellevue RSD. The bridge over the East Jordan Canal, as indicated on the city's master transportation plan, shall be constructed with the city and developer sharing the cost equally as is set out in section 9-17E-080 of this article, "appendix C".

B.   300 East: Major collector status. The developer will construct and dedicate a twenty four foot (24') dedicated roadway width (centerline to back of curb as shown above) for the installation of 300 East for Draper City. An extended trail, park strip, and fence - twenty three feet (23') wide from back of curb, will be constructed on the east side of 300 East from 13200 South to Corner Canyon Creek. (See figures 15 and 20 of this section.) The trail will be an eight feet (8') wide, meandering asphalt path. Landscaping and fence are described elsewhere. Final plans and sections shall be reviewed and approved by the Draper City engineer based on the proposed road sections shown in this document. The developer shall coordinate with the Draper City engineer to construct and dedicate 300 East as indicated in section 9-17E-010, figure 2 of this article to accommodate the design and construction by the city of a roundabout at the intersection of 13200 South and 300 East. Developer shall construct an additional access road to 300 East in the southwest quadrant of the Bellevue development (see section 9-17E-010, figure 2 of this article). The final alignment and location shall be determined during the preliminary plat process by Draper City engineering, in consultation with the traffic engineer and the updated traffic study.

E.   Public Parks, Trails And Open Space: A landscape plan approved by the city for each phase of the development shall be required before final plat approval of that phase of the development. Water conservation shall be encouraged through the use of xeriscape landscape techniques, designed by a landscape architect and reviewed and approved by the city, particularly on public parks, trails (see figure 21 of this section) and open space to be maintained by Draper City. Developer shall retain the right, at its sole discretion and cost, to add private trails and/or a private park or other open space (not in place of the public park as set out in the concept plan) to the accepted concept plan during either the preliminary or final plat process. Developer shall not be required to pursue an amendment to the accepted concept plan or RSD zone text so long as the lot count does not increase and major road alignment does not change significantly by so doing.

F.   Single-Family Dwelling Landscaping: Each single-family lot shall be properly and completely landscaped within nine (9) months of the date of closing on the first sale of the dwelling unit constructed thereon. The trees will be planted as indicated in figure 20 of this section. Each new home will plant trees in the park strip fronting the lot per the approved street tree planting plan. An automatic sprinkler system is required on each lot. Street trees shall be installed for each lot prior to occupancy of the home; otherwise a bond must be posted in accordance with title 17 of this code. (Ord. 520, 5-27-2003)