Zoneomics Logo
search icon

Draper City Zoning Code

CHAPTER 18

COMMERCIAL SPECIAL DISTRICTS CSD

9-18-010: ESTABLISHMENT OF (CSD) COMMERCIAL SPECIAL DISTRICT ZONES:

A.   Establishment Of CSD Zones: Each CSD zone is intended to allow a master planned, architecturally designed development where customized zoning requirements apply in order to permit flexibility and initiative in site development. The following requirements shall apply to the establishment of any CSD zone:
1.   Each CSD zone shall be at least ten (10) acres in size.
2.   To establish a CSD zone, a petition shall be submitted for a text and zoning map amendment as provided in section 9-5-060 of this title. The following materials shall be included:
a.   Proposed zone name and location;
b.   Proposed zone text which shall include:
(1)   Permitted, conditional, and accessory uses;
(2)   Proposed development standards, including the following:
(A)   Land use standards establishing mix of land use types, location, and density;
(B)   Lot standards establishing requirements for lot area and dimensions;
(C)   Building setback standards for front, side and rear yards;
(D)   Design standards addressing building height, building orientation, common and private open space, natural resource protection, architectural design; and
(E)   Landscaping and buffering standards.
(F)   Requirement for compliance with standards in this code covering development standards that are not being modified by the proposed CSD language. Chapters in this title that shall be included are chapters 20, 22, 23, 25, and 32. Titles 7, 8, 11, 12, 16, and 18 of this code shall also be referenced.
(3)   Proposed process for approval of development in the CSD zone;
c.   A schematic development plan which shows the following:
(1)   Location of proposed uses;
(2)   Height, location and bulk of buildings;
(3)   Location, arrangement and configuration of open space and building setbacks;
(4)   Location and design of off street parking areas; and
(5)   Number, size and location of all signs.
3.   In considering a petition for a CSD zone, the proposed zone text and zoning map amendments may be modified by the city to meet the intent and requirements of this subsection A and may include regulations and standards other than those proposed by the petitioner.
4.   A proposed CSD text and zoning map amendment and schematic development plan shall be approved only if, in the opinion of the approving authority, development proposed on the property will:
a.   Conform to applicable provisions of the city's general plan, any applicable master plan, particularly provisions which establish density limitations;
b.   Conform to applicable chapters of this title; and
c.   Better preserve and enhance the property and neighborhood by integrated planning and design than would be possible under other zoning regulations of this title.
5.   Upon approval, each CSD zone shall be given a unique name following the designation "CSD-" and shall be independent of any other CSD zone.
6.   After approval of a CSD zone and a schematic development plan, and prior to the issuance of any building permits, a site plan shall be submitted as provided in section 9-5-090 of this title. Applications for subdivision approval, conditional use permits, and any other needed permits shall be submitted as needed to implement the schematic plan.
7.   Amendments to an approved schematic development plan shall be obtained only by following the procedures required for first approval set forth in this subsection A.
(Ord. 1408, 10-15-2019)

ARTICLE M. RESERVED

(Ord. 1343, 10-2-2018)

9-18A-010: PURPOSE:

The Draper Peaks Commercial Special District is an area approximately sixty (60) acres in size, located at the convergence of the City's two (2) gateway entrances along 12300 South and Interstate 15. With its high level of visibility to residents and visitors alike, architectural integrity and quality design controls are crucial to implementing the City's goals and objectives. The Draper Peaks Commercial Center is a master planned mixed use project with multiple architecturally compatible buildings, located along Draper City's major commercial corridor of 12300 South. The project will incorporate the community's design goals for commercial and residential development in all aspects. The existing Draper Crossing project, built in 1997, is also within the special district zone boundaries. While the zone regulations will have less impact within this portion of the district, as buildings are renovated the architectural design elements of the district will be enforced. Design cohesion will take time but will be incrementally implemented in the Draper Peaks portion of the district. The special district zone also incorporates property along Factory Outlet Drive from 12300 South to 12150 South. (Ord. 611, 11-2-2004)

9-18A-020: PERMITTED USES:

Bank or financial institution.
Bar establishment.
Business equipment rental and supplies.
Business service.
Daycare, general.
Department store.
Health and fitness facility.
Laundry or dry cleaning, limited.
Medical and dental clinic.
Medical cannabis pharmacy.
Multi-family residential buildings.
Office, general.
Personal care service.
Printing and photocopying, limited.
Reception center.
Recreation and entertainment, indoor.
Repair service.
Restaurant without drive-through facility.
Retail, general.
(Ord. 949, 10-5-2010; amd. Ord. 1132, 2-17-2015; Ord. 1328, 6-5-2018; Ord. 1418, 1-21-2020)

9-18A-030: CONDITIONAL USES:

Restaurants or retail with drive-through facilities.
Secondhand store, with no outside storage and no drop off items during hours that the business is closed.
Vehicle rental.
Vehicle repair. (Ord. 949, 10-5-2010; amd. Ord. 1085, 3-4-2014)

9-18A-040: PROPOSED DEVELOPMENT STANDARDS:

A.   Commercial: The Draper Peaks commercial special district will provide design guidelines for the buildings, landscaping, parking, housing and signage located within the district boundaries. The Draper Peaks project is a master planned mixed use development containing approximately sixty (60) acres of developed and undeveloped land along the 12300 South arterial corridor. The master plan provides for commercial and residential development in designated areas of the district in accordance with the development standards set forth herein. The commercial phase of new construction along the north side of 12300 South has five (5) pad sites along the frontage, four (4) multi-tenant buildings on either side of a central entrance boulevard and approximately one hundred eighty thousand (180,000) square feet of retail space in several buildings along the rear of the site as shown on the site plan, section 9-18A-090, exhibit A of this article. All commercial buildings within the district shall comply with the following development standards:
1.   All buildings shall share a similar architectural theme as depicted in drawings incorporated in section 9-18A-090, exhibit B of this article, including stacked ledge stone. Design elements shall be used to add interest on all visible sides of buildings.
2.   Where an elevation of a building faces 12300 South or Factory Outlet Drive but has no entrance onto such roads, a minimum of ten percent (10%) of said wall shall be glass or other architectural element of interest.
3.   No one building shall be larger than one hundred twenty thousand (120,000) square feet.
4.   The minimum front setback shall be twelve feet (12').
5.   For every one thousand (1,000) square feet of commercial space, there shall be five (5) parking stalls.
6.   No building shall be taller than fifty five feet (55').
7.   All mechanical equipment shall be screened from view, either by enclosure or parapet wall.
8.   Dumpsters shall be enclosed within a decorative masonry enclosure designed to be compatible with overall project architecture.
9.   Outdoor storage and display is prohibited.
B.   Residential Component: The residential component is located north of the commercial phase on the north side of the proposed east-west local street, 12150 South. The property will be developed into high density housing, up to twenty (20) units per acre. The location, within a block of the UTA transit stop and the commercial core, is ideal for this type of housing product. A detailed site plan will be required for planning commission review and approval. Development of the residential component within the district shall comply with the following development standards:
1.   All buildings shall share a similar architectural theme as depicted in drawings incorporated in section 9-18A-090, exhibit E of this article, including stacked ledge stone, hip roof, knee braces.
2.   No building shall be taller than forty five feet (45').
3.   Incorporate a minimum of one indoor and two (2) outdoor amenities within the design.
C.   Draper Crossing: The Draper Crossing portion of the commercial special district on the south side of 12300 South was built in 1997. The district guidelines and development standards will regulate the renovation of the existing center. While development and design standards have already been adopted for the Draper Crossing project, the CSD standards will serve to supplement these guidelines to ensure architectural similarities along this critical corridor. As such, buildings shall incorporate design elements as shown in section 9-18A-090, exhibit B of this article when renovated through a building permit.
(Ord. 611, 11-2-2004; amd. Ord. 1405, 10-8-2019)

9-18A-050: LANDSCAPE STANDARDS:

A.   Commercial: The Draper Peaks commercial center and future phases will be landscaped with sensitivity to its desert environment. Drought tolerant trees, shrubs, grasses and perennials will complement the earth tone desert architecture with year round color. A desert rock water feature along the center boulevard shall be constructed. Decorative light fixtures, tree grates and outdoor furniture shall be constructed to further enhance and enliven this boulevard. Another critical component of the proposed landscaping plan is the planting of over sixty (60) shade trees within tree diamonds throughout the parking lot. On the western perimeter, trees shall be planted every thirty feet (30') on center in a ten foot (10') landscaped buffer. A landscaped buffer shall be installed on the eastern perimeter, approximately twenty feet (20') wide by two hundred forty feet (240') long and shall include at least twelve (12) trees. The landscaping shall be installed in accordance with the landscape plan as shown in section 9-18A-090, exhibit C of this article.
B.   Residential: The residential component will be landscaped in drought tolerant landscaping species compatible with the commercial component, incorporating the trellis element where possible. The landscaping plan will be submitted along with the residential site plan to be reviewed and approved by the Planning Commission. The residential project will be required to satisfy the typical forty percent (40%) landscaping required by chapter 32 of this title.
C.   Draper Crossing: The Draper Crossing portion of the Commercial Special District has existing mature landscaping installed in accordance with the design guidelines. As plant material is replaced, drought tolerant species will be installed. All new landscaping plans submitted for approval will utilize the revised standards shown in section 9-18A-090, exhibit C of this article.
D.   Factory Outlet Drive: Property to be developed along Factory Outlet Drive shall be landscaped in accordance with the landscaping requirements for the commercial component along 12300 South. Landscaping plans shall be submitted to the Planning Division for review and approval in accordance with the landscaping standards set forth herein. (Ord. 611, 11-2-2004)

9-18A-060: PARKING DESIGN:

Commercial development within the Draper Peaks Special District will require five (5) parking stalls for every one thousand (1,000) square feet of retail or restaurant space. Each stall must measure at least nine feet (9') wide by eighteen feet (18') long, with ADA accessible stalls provided in accordance with established standards. Parking lot lighting shall provide adequate illumination and shall be no taller than thirty five feet (35'). Pedestrian corridors shall be identified by a change in color and/or texture of pavement material. Tree diamonds measuring five by five (5 x 5) shall be installed throughout the parking areas. The residential component will utilize surface parking. The number of stalls required will be based on a parking analysis to include the number of bedrooms within the project and any special population effects. Parking must be located within the project, hidden from the surrounding street network to the greatest extent practical. (Ord. 611, 11-2-2004)

9-18A-070: SIGNAGE:

A.   General Requirements For All Signs:
1.   Wall signs may be installed by individual businesses based on two (2) square feet per linear foot of building.
2.   All signs shall be set back a minimum of ten feet (10') from any property line and shall be located outside of any public utility easement, whichever is greater.
3.   All signs must be reviewed and approved by the Draper Peaks' Architectural Control Committee, but generally shall be consistent with section 9-18A-090, "Exhibits", of this article.
4.   The location of all signs must be approved by the City Engineer to ensure clearance of sight distance requirements. All sign locations shall also conform to the clear view area requirements in the American Association of State Highway and Transportation Officials (AASHTO) publication, "A Policy on Geometric Design of Highways and Streets".
5.   As sign changes are made, the signage must be consistent with section 9-18A-090, "Exhibits", of this article.
6.   Any tenant of the Commercial Special District may locate on any pole or pylon sign within the district boundaries as approved by the owner.
B.   Draper Peaks: The following regulations shall apply to signs located within the Draper Peaks portion of the Commercial Special District. The entrance into Draper Peaks is identified by an overhead arcade sign, spanning between the two (2) buildings located at the 210 East street entrance into the shopping center.
1.   Pole, Pylon Or Tower Sign:
a.   One (1) pole, pylon or tower sign shall be permitted on the 12300 South project frontage.
b.   The sign may be a multi-tenant sign, designed to be architecturally compatible with the Draper Peaks design theme.
c.   The sign shall be no taller than thirty five feet (35') and no wider than twenty five feet (25').
2.   Monument Signs: Pad sites along 12300 South and Factory Outlet Drive may install individual signage subject to the following:
a.   The sign shall be designed to be architecturally compatible with the Draper Peaks design theme.
b.   The maximum size allowed for the entire sign, including base and decorative features, is thirty two (32) square feet.
3.   Shingle Signs:
a.   One (1) pedestrian oriented shingle sign may be installed per business along the center boulevard that is an extension of 210 East.
b.   Shingle signs shall maintain a minimum clearance of seven feet (7') above the pavement.
C.   Draper Crossing:
1.   Pole, Pylon Or Tower Signs:
a.   A total of four (4) pole, pylon or tower signs may be permitted in the following locations:
(1)   One (1) near the exit ramp at the southern boundary of the district;
(2)   Two (2) signs along the 12300 South frontage; and
(3)   One (1) additional sign may be constructed at a location to be approved by the Zoning Administrator based on their determination that the proposed sign meets the general requirements of this section.
b.   All may be multi-tenant signs for any of the tenants in the Draper Crossing Shopping Center.
c.   The sign near the exit ramp is limited to a maximum height of forty one feet (41') to assist with freeway visibility.
d.   All other signs are limited to thirty five feet (35') in height.
2.   Directory Signs:
a.   Two (2) directory signs, consistent in design and size with exhibit G, section 9-18A-090 of this article shall be allowed adjacent to 12450 South.
b.   These signs shall not exceed eight feet (8') in overall height and seven feet (7') in width and shall be placed in the areas identified on exhibit H, section 9-18A-090 of this article.
c.   Signs may have external illumination sources but shall not be internally illuminated.
D.   Electronic Message Display Signs: A new pole, pylon or tower electronic message display sign is permitted or an existing pole, pylon or tower sign may be upgraded to an electronic message display sign provided the following are met:
1.   Shall conform to the maximum height and maximum width of the shopping center in which it is located.
2.   All signs shall be set back a minimum of ten feet (10') from any property line and shall be located outside of any public utility easement, whichever is greater.
3.   All electronic message display signs shall comply with subsection 9-26-090D of this title.
4.   The electronic message display sign may be multi-tenant sign for any of the tenants in that shopping center. (Ord. 1271, 7-11-2017)

9-18A-080: PROCEDURES:

Approval of the Commercial Special District text shall constitute conceptual site plan approval for the first commercial phase located on the north side of 12300 South, exclusive of property along Factory Outlet Drive. Future site plan approvals within this first commercial phase can then be accomplished with a staff level review. All other development within the district, including development of the residential component, development and/or redevelopment of property along Factory Outlet Drive and 12150 South, and the redevelopment or amendments to the development within the Draper Crossing portion of the Commercial Special District shall require site plan approval in accordance with City ordinances. Except as otherwise provided herein, all other procedural requirements, such as applications for subdivision approval, conditional use approvals, and any other permits shall be processed in accordance with the Draper City requirements, ordinances and procedures. (Ord. 611, 11-2-2004)

9-18A-090: EXHIBITS:

   EXHIBIT A
 
(Ord. 549, 12-9-2003)
    EXHIBIT B
 
 
 
 
 
 
 
 
(Ord. 558, 1-27-2004)
 
(Ord. 549, 12-9-2003)
 
(Ord. 1029, 10-2-2012)

9-18B-010: PURPOSE:

The Dahle commercial special district (the "Dahle CSD") is hereby created to facilitate commercial development in the West Bangerter area. The area is characterized by large vacant parcels with freeway frontage and visibility and ample access to frontage roads. It is approximately thirty nine (39) acres in size. Given the site's prominence, the city anticipates a substantial retail presence within the Dahle CSD that forwards the community's economic development goals. (Ord. 1020A, 8-7-2012; amd. Ord. 1575, 1-10-2023)

9-18B-020: PERMITTED USES:

Bank or financial institution.
Daycare, general.
Department store.
Health and fitness facility.
Laundry or dry cleaning, limited.
Medical and dental clinic.
Medical cannabis pharmacy.
Office, general.
Printing and photocopying, limited.
Recreation and entertainment, indoor.
Restaurant without drive-through facility.
Restaurants or retail with drive-through facilities.
Retail, general. (Ord. 1020A, 8-7-2012; amd. Ord. 1418, 1-21-2020; Ord. 1575, 1-10-2023)

9-18B-030: SCHEMATIC DEVELOPMENT PLANS:

Development within the Dahle CSD shall be substantially in accordance with a schematic development plan as shown in section 9-18B-110, exhibit A of this article, or a schematic development plan that combines any substantial elements of such exhibits. Development within the Dahle CSD may be in phases. (Ord. 1020A, 8-7-2012; amd. Ord. 1575, 1-10-2023)

9-18B-040: PROPOSED DEVELOPMENT STANDARDS:

   A.   Principal Building: A single building with a floor area in excess of one hundred eighty thousand (180,000) square feet shall be designated as the "principal building" within the Dahle CSD. The principal building shall be located within the "building envelope" on lot 1 of the Dahle CSD as shown in section 9-18B-110, exhibit A of this article.
   B.   Major Building: A single building with a floor area in excess of one hundred forty thousand (140,000) square feet shall be designated as the "major building" within the Dahle CSD. The major building shall be located within the "building envelope" on lot 2 of the Dahle CSD as shown in section 9-18B-110, exhibit A of this article.
   C.   Building Height: Maximum building height for all buildings shall be forty five feet (45'), except that the principal building and the major building may have additional architectural features, including, without limitation, cornices, crenellations, and towers, up to fifteen feet (15') above such forty five foot (45') height. Notwithstanding anything else contained herein, the major building may have the architectural features shown in section 9-18B-110, exhibit C of this article.
   D.   Building Design: For the principal building and the major building, a design consistent with each user's corporate determined architectural style shall be permitted. For the principal building and the major building, tilt-up type construction shall be permitted with no required added architectural materials, such as brick, rock, or other masonry. Once the principal building and major building have been completed, future design changes to the principal building and the major building may be approved by the zoning administrator and the city engineer only, as provided in section 9-18B-100 of this article.
   E.   Dumpsters: Dumpsters containing wet garbage shall be enclosed within a decorative masonry enclosure designed to be compatible with the adjoining building. This does not apply to enclosed compactors or dumpsters and tractor trailers used only for recycling dry wood, glass and paper products.
   F.   Outdoor Storage, Display: Permanent outdoor storage and display is prohibited, except that the users of the principal building and the major building may each have up to four (4) temporary outdoor promotions, displays or sales events each year, separate and apart from each other and/or occurring at the same or different times, each such display lasting up to twenty one (21) days, to be located contiguous to their respective buildings and/or in their parking lots.
   G.   Setbacks: The principal building shall be set back from property lines by at least thirty feet (30') on all sides. All other buildings shall be set back from property lines by at least twenty feet (20').
   H.   Buffers: No buffers between land uses on properties outside of the Dahle CSD are required.
   I.   Detention Areas: All detention areas shall have three to one (3:1) or flatter slopes regardless of who maintains.
   J.   Commercial Loading Space: For the principal building and major building, one commercial loading space per every fifty thousand (50,000) square feet of use is required.
   K.   Lot Size, Frontage: No minimum lot size or frontage is required. (Ord. 1020A, 8-7-2012; amd. Ord. 1575, 1-10-2023)

9-18B-050: LANDSCAPE STANDARDS:

A.   Generally: The Dahle CSD shall require landscaping with sensitivity to its low precipitation environment, and the amount of parking required in a large scale commercial development. Drought tolerant trees, shrubs, grasses and perennials are encouraged with a goal of year round color. Another critical component of the proposed landscaping plan is parking lot landscaping, with the goal of shade and refuge from the heat islands of large parking lots. Portions of commercial sites developed within the boundaries of the Dahle CSD shall be required to provide the minimum overall landscape percentage described in subsection B of this section. Section 9-18B-010 of this article notes that one of the important characteristics of the Dahle CSD is its freeway frontage and visibility. Accordingly, notwithstanding anything else in this article, in order to preserve freeway and frontage visibility of the major building, the landscape buffer that runs north to south between the principal building and the major building shall be completely landscaped with shrubs and vegetation that will not exceed a maximum height of three feet (3').
B.   Landscape Percentages: As the Dahle CSD develops, each phase shall meet the minimum fifteen percent (15%) overall landscape percentage. This is a cumulative total which can be calculated as total landscaped area over the developed site area, it being understood and agreed that, the "developed site area" shall include both the area of the lot to be developed and the area of any other additional property made available to the relevant applicant, by easement or otherwise, for landscaping purposes. By way of example, the landscape percentage for lot 2 on which the major building will be located is estimated to have 12.16 percent landscaping based only on the area of lot 2, but in determining the minimum fifteen percent (15%) overall landscape percentage required under this provision, the development of lot 2 for the major building may include and be credited with not only the percentage of landscaped area located on lot 2 but also an additional ten thousand (10,000) square feet of area landscaped by the owner of lot 2 in accordance with this provision, that the owner of lot 8 (the detention basin property adjacent to lot 2) makes available to the owner of lot 2 by way of easement. Landscaping within the public right of way shall not be calculated in the overall landscape percentage.
C.   Specific Requirements: Specific landscaping requirements are:
1.   To mitigate the reduced overall landscaping, more intensive plantings in certain areas may be required.
2.   Tree diamonds or islands measuring a minimum of twenty five (25) square feet shall be installed throughout the parking area at a rate of one tree for every twenty five (25) parking stalls. Tree diamonds or islands at the end of parking rows and on the perimeter of parking areas are required and shall be counted in calculating the requirements of this subsection C2. See section 9-18B-110, exhibit B of this article for typical parking area landscape detail.
3.   Screening of parking areas from adjacent public streets shall include two foot (2') high shrubs or berming, which may be substituted by a screen wall of equal height. The approved screening location for the major building's loading docks is shown in section 9-18B-110, exhibit D of this article. (Ord. 1020A, 8-7-2012; amd. Ord. 1575, 1-10-2023)

9-18B-060: PARKING DESIGN:

A.   Required Parking: For uses greater than one hundred eighty thousand (180,000) square feet, required parking shall be 2.5 stalls for every one thousand (1,000) square feet of commercial use; for uses equal to or greater than one hundred forty thousand (140,000) square feet but less than one hundred eighty thousand (180,000) square feet, required parking shall be 2.83 stalls for every one thousand (1,000) square feet of commercial use; for uses equal to or greater than seventy five thousand (75,000) square feet but less than one hundred forty thousand (140,000) square feet, required parking shall be 4.5 stalls for every one thousand (1,000) square feet of commercial use; for uses less than seventy five thousand (75,000) square feet, required parking shall be five (5) parking stalls for every one thousand (1,000) square feet of commercial use, except that for sit down restaurants, the ratio shall be modified to ten (10) stalls for every one thousand (1,000) square feet of commercial use. However, for any anticipated use, or combination of uses, modifications to the standards may be authorized, if justified by a parking study and approved by the planning commission, in accordance with section 9-25-090 of this title. Such study must present data on the proposed uses, square footages and floor plans, hours of operation, and shared parking areas within the sites.
B.   Pedestrian Corridors: Pedestrian corridors shall be identified by a change in color or scoring of pavement material, or striping with an emphasis on pedestrian safety. (Ord. 1020A, 8-7-2012; amd. Ord. 1575, 1-10-2023; Ord. 1581, 5-16-2023)

9-18B-070: LIGHTING:

Parking lot lighting shall provide illumination without spillage into adjacent residential areas, as verified by a photometric plan submitted with the site plan for each lot or phase of development. Site lighting for buildings shall not exceed thirty five feet (35') in height. The lighting source must be recessed and shielded. Parking lot lighting may remain on after each lot owner's regular hours of business operations. Notwithstanding anything else contained herein, the parking lot lighting for the major building and lot 2 may match the specifications for the currently as built lighting for the principal building and lot 1. (Ord. 1020A, 8-7-2012; amd. Ord. 1575, 1-10-2023)

9-18B-080: SIGNAGE:

A.   Tower Signs: Signage is very important to the success of the Dahle CSD. Freeway frontage of more than one thousand three hundred feet (1,300') warrants special signage consideration. For this reason, the district shall be allowed one project tower sign not to exceed one hundred feet (100') in height (the "project tower sign"), two (2) tower signs not to exceed forty feet (40') in height (the "2 tower signs"), and one tower sign not to exceed twelve feet (12') in height (the "small tower sign"). These tower signs shall have the additional features described hereafter:
1.   The project tower sign shall have the following specifications:
a.   It may be up to one hundred feet (100') in height;
b.   It may have up to two thousand (2,000) square feet in area;
c.   It may be multisided with sign panels on each side, but shall be supported by three (3) integrally designed supports; and
d.   It shall be located on or about the southeast corner of lot 1.
2.   The two (2) tower signs shall have the following specifications:
a.   They each may be up to forty feet (40') in height and be twenty five feet (25') wide;
b.   They each may be double sided with sign panels on each side;
c.   A total of two hundred (200) square feet of sign panel signage may be located on each side of each of these two (2) tower signs; and
d.   One of these two (2) tower signs shall be located on or about the northwest corner of lot 2 and the other of these two (2) tower signs shall be located on or about the northeast corner of lot 3 in the Dahle CSD as shown in section 9-18B-110, exhibit A of this article.
3.   The small tower sign shall have the following specifications:
a.   It may be up to twelve feet (12') in height and be 7.5 feet wide;
b.   It may be double sided with sign panels on each side;
c.   A total of fifty (50) square feet of sign panel signage may be located on each side of this small tower sign; and
d.   It shall be located on or about the northeast corner of lot 5 in the Dahle CSD as shown in section 9-18B-110, exhibit A of this article.
The project tower sign, the two (2) tower signs and the small tower sign shall be consistent with the quality of signs typically found in class A shopping centers and may be multi-tenant. An example of this kind of tower sign is the tower sign installed within the Draper Peaks CSD. Tower sign locations shall be generally as shown on the site plan. No digital or reader board signs will be permitted within the Dahle CSD.
B.   Wall Signs: Wall signs on buildings other than the principal building and major building may be installed by individual businesses based on 1.5 square feet per linear foot of building wall, which shall be internally illuminated. For the principal building and the major building, this ratio will be increased to 2.0 square feet per linear foot of building wall in total, which total square footage can be reallocated among building facades by occupants within the principal building and the major building. Wall signs on the principal building and the major building may be illuminated in a manner consistent with the user's corporate determined architectural style, whether internally or externally illuminated. Wall signs on principal buildings may be electronic message center signs and shall comply with the standards found in 9-26-090(D)(1) of this title.
C.   Directional, Informational Signs: Within lot 1 and lot 2, directional and informational signage shall not exceed thirteen feet (13') in height and may be located throughout the parking and circulation areas of such lots. Within lot 1 and lot 2, signage design consistent with the lot user's corporate determined architectural style shall be permitted. Separate sign permits are not required for directional and informational signage, and shall be considered approved as noted and located on the approved site plan for each phase or lot. Directional and informational signage shall not be counted as monument or building signage.
D.   Flags, Banners: Decorative flags and banners are also an important component of the Dahle CSD. These flags and banners contribute to a festive atmosphere consistent with desirable commercial projects with freeway visibility in Draper City. Flags and banners may be externally illuminated by spotlights or similar lights. Poles for flags shall not exceed forty feet (40') in height and they may vary in circumference and diameter. For the principal building, a total of twenty four (24) flags and one building mounted banner shall be allowed so long as the design is consistent with the user's corporate determined architectural style, and each flag size shall not exceed six feet (6') wide by eighteen feet (18') tall, and the building mounted banner shall not exceed thirty feet (30') wide by twenty feet (20') high. For the major building, a total of twelve (12) flags and one building mounted banner shall be allowed so long as the design is consistent with the user's corporate determined architectural style, and each flag size shall not exceed six feet (6') wide by eighteen feet (18') tall, and the building mounted banner shall not exceed thirty feet (30') wide by fifteen feet (15') high. There shall be no limit to the number of national and state flags flown, poles for which can also be up to forty feet (40') in height and also can vary in circumference and diameter. With the exception of national and state flags, which may be located anywhere on a lot, all flags shall be located at an entrance to the Dahle CSD from a public road or else be located close, within twenty feet (20') or less, to the facade of the building. Flags and banners shall not be counted as monument or building signage.
E.   Compatibility: All signage shall be architecturally generally compatible with the buildings in the Dahle CSD. Final design details shall be submitted for administrative review and approval with the site plan submittal as provided in procedures below. No exposed neon signage will be permitted. (Ord. 1020A, 8-7-2012; amd. Ord. 1575, 1-10-2023; Ord. 1581, 5-16-2023)

9-18B-090: LOADING DOCK SCREENING:

Screening of all loading docks shall be sensitively treated. If no permanent masonry wall is constructed to screen any docks, berms and more intensive landscaping, including evergreens, shall be required. This does not apply to a single dock used for customer delivery truck purposes only. Notwithstanding anything else contained herein, the screening of the loading docks for the major building may be limited to six feet (6') in height and may be placed in the locations identified in section 9-18B-110, exhibit D of this article. Loading docks may be angled differently than shown on the exhibit. (Ord. 1020A, 8-7-2012; amd. Ord. 1575, 1-10-2023)

9-18B-100: PROCEDURES:

Commercial site plan approval for sites with buildings greater than one hundred forty thousand (140,000) square feet within the Dahle CSD may be approved by the zoning administrator and the city engineer with an administrative level review, pending compliance with development standards described herein and all other standard city requirements; provided, that future decorative, ornamental, color, branding and similar modifications to such buildings greater than one hundred forty thousand (140,000) square feet shall not require any administrative or other city review and approval. Requests for waivers or exceptions not specifically authorized with this Dahle CSD shall follow normal resolution procedures, including planning commission or city council review, as applicable. The approval of sites with buildings less than one hundred forty thousand (140,000) square feet shall follow standard commercial site plan approval procedures, through the planning commission. All other procedural requirements, such as applications for minor subdivision approval, conditional use approvals, appeals, and any other permits shall be processed in accordance with the Draper City requirements, ordinances and procedures. (Ord. 1020A, 8-7-2012; amd. Ord. 1575, 1-10-2023)

9-18B-110: EXHIBITS:

   EXHIBIT A
   SITE PLAN
 
   EXHIBIT B
   TYPICAL PARKING AREA PLAN
 
   EXHIBIT C
   PERMITTED ARCHITECTURAL FEATURES FOR MAJOR BUILDING
 
   EXHIBIT D
   APPROVED SCREENING LOCATION FOR THE MAJOR
   BUILDING'S LOADING DOCKS
 
(Ord. 1020A, 8-7-2012; amd. Ord. 1575, 1-10-2023; Ord. 1581, 5-16-2023)

9-18C-010: PURPOSE:

The southwestern furniture commercial special district (CSD) is hereby created to facilitate commercial development in the West Bangerter area. The area is characterized by large vacant parcels near the freeway with the potential for visibility and ample access to frontage roads. It is approximately 3.3 acres in size. Given the site's location, the city anticipates a substantial retail presence within the CSD that forwards the community's economic development goals. (Ord. 894, 5-12-2009)

9-18C-020: PERMITTED USES:

The following uses are permitted in the southwestern furniture CSD:
Department store.
Furniture store.
Health and fitness facility.
Medical cannabis pharmacy.
Office, general.
Printing and photocopying, limited.
Retail, general.
(Ord. 1020, 8-7-2012; amd. Ord. 1418, 1-21-2020)

9-18C-040: SIGNAGE:

Signage is very important to the success of the southwestern furniture CSD.
A.   Freeway Sign: Visibility of the business presence and signage from the freeway is a key consideration. For this reason, the district shall be allowed one freeway visible sign integrated into the overall building architecture, not to exceed fifty eight feet (58') in height as typically measured for pitched roofs. This freeway visible sign may have up to one thousand five hundred (1,500) square feet in area, and be multisided.
B.   Banner Sign: A banner is also an important component of southwestern furniture CSD and will contribute to freeway visibility in Draper City. For the principal building, a total of one building mounted banner shall be allowed. The building mounted banner shall not exceed fourteen feet (14') wide by twenty feet (20') high and may be externally illuminated by spotlights or similar lights. The banner shall not be counted as monument or building signage. (Ord. 1071, 10-15-2013)

9-18C-050: OTHER REGULATIONS:

All development within the southwestern furniture CSD shall be subject to all city regulations except as otherwise provided for in this chapter. (Ord. 894, 5-12-2009)

9-18D-010: PURPOSE:

The Karl Malone Auto Center commercial special district (CSD) is an area approximately 27.06 acres in size, located at the southwest corner of 11400 South and Interstate 15. The Karl Malone Auto Center CSD is a master planned retail project designed as an automobile center to include the sale of new and used vehicles, auto repair, collision repair, auto rental and sales of auto related products and services. The project will incorporate the community's design goals for commercial development. (Ord. 987, 10-4-2011)

9-18D-020: PERMITTED USES:

Unless otherwise allowed by state law, the following uses are considered permitted uses within the CSD in area A and area B:
Ancillary commercial/retail.
Automotive collision repair.
Automotive self-service station.
Automotive service and repair.
Business or financial services.
Car wash.
Dealership, new (autos, trucks, RV, ATV, boat, sales and service).
Dealership, rental (autos, trucks, RV, ATV, boat, sales and service).
Dealership, used (autos, trucks, RV, ATV, boat, sales and service).
Equipment sales and service.
Medical cannabis pharmacy.
Restaurants.
Retail, general.
Wireless telecommunication tower.
In area B, the permitted uses shall be the permitted uses in the CBP zone, in addition to those listed above.
(Ord. 1020, 8-7-2012; amd. Ord. 1418, 1-21-2020)

9-18D-030: CONDITIONAL USES:

Unless otherwise allowed by state law, the following uses are considered conditional uses within the CSD in area A and area B:
Medical/health care office.
Professional office.
In area B, the conditional uses shall be the permitted uses in the CBP zone, in addition to those listed above. (Ord. 987, 10-4-2011)

9-18D-040: EXTENT OF CSD:

The standards outlined in this article shall apply to all properties within the boundaries of the CSD which are shown in section 9-18D-100, exhibit A, "CSD Boundaries", of this article. (Ord. 987, 10-4-2011)

9-18D-050: SCHEMATIC DEVELOPMENT PLANS:

Development within the CSD shall be substantially in accordance with the schematic development plan shown in section 9-18D-100, exhibit B, "Schematic Site Plan", of this article, or a similar schematic development plan that reflects the spirit of the plan shown in section 9-18D-100, exhibit B of this article. Development within the CSD will be in phases. (Ord. 987, 10-4-2011)

9-18D-060: DEVELOPMENT STANDARDS:

A.   Architectural Theme: All buildings shall share a similar architectural theme as depicted in section 9-18D-100, exhibit C, "Architectural Theme", of this article, and shall reflect the design elements of the existing dealership buildings.
B.   Architectural Design And Materials:
1.   Building materials shall be selected which require low maintenance, such as CMU, stone, cultured stone, metal, stucco or hardiboard.
2.   Unpainted, plain concrete walls are prohibited.
3.   Tilt-up concrete construction is permitted.
4.   Roofs shall not be exposed unless they are part of the decorative or architectural treatment of the building, such as parapets, columns, etc.
C.   Lot Coverage: Lot coverage by buildings and covered or semienclosed outbuildings shall not exceed forty percent (40%).
D.   Buffers, Fences, And Walls: As part of the site plan approval process, special buffers, fences, and/or walls shall be required to provide separations between public/commercial areas, service, loading, refuse collection, equipment and/or storage areas.
E.   Building Size: Maximum building size shall be one hundred thousand (100,000) square feet.
F.   Building Height: Maximum building height shall be fifty five feet (55'). Additional height may be permitted as conditional use.
G.   Parking/Vehicle Storage: The minimum number of parking spaces required shall be four hundred (400) square feet for every four hundred (400) square feet of public showroom display area for all auto related uses. Spaces may be used for customer, employee, inventory or service bays. All other uses shall provide parking as per current city code.
H.   New And Used Car Display: Car displays, arrangement of parking spaces, and circulation shall be at the dealer's option. However, no car displays shall block minimum required clear vision areas at driveway intersections or block lanes for public safety, egress or fire access. These clear vision areas and emergency access lanes shall be noted on the proposed site plan.
I.   Security For Display Vehicles: To the extent deemed necessary by individual dealers, curb walls no higher than sixteen inches (16"), closely spaced concrete bollards, berms, low security fencing and rails may be used. Design must be compatible with project theme and architectural detailing in other parts of the site.
J.   Inventory/Parts Storage Areas: Inventory/parts storage areas shall be provided within buildings or on site behind buildings or in screened areas in accordance with subsection D of this section. To the extent practical, areas for storage should be combined with adjacent dealership properties.
K.   Access And Internal Circulation:
1.   Driveway Access: Except where otherwise required for compliance with applicable codes and for fire lanes, driveways shall be a minimum of twenty four feet (24') wide and all drives shall have a minimum 12.5 foot radius.
2.   Service Area Access: Service areas shall have sufficient stacking lanes on site to stack a minimum of one vehicle per service bay. Stacking lanes shall not block flow of traffic or fire access lanes.
L.   Fences, Screens And Walls:
1.   Fences, screens and walls shall be compatible and architecturally complementary between two (2) adjoining sites. This may be achieved by use of similar materials and finishes to the building, landscaping materials, or other architectural design features.
2.   Location of fences shall be compatible with adjoining property users to permit the common use of gates and accesses.
3.   Neither chainlink fencing nor plain concrete block fences are permitted except where not visible from public streets or outdoor sales and display parking areas, unless adequately screened with landscaping materials.
4.   Ten foot (10') screening walls around auto storage areas shall be permitted.
M.   Display Pedestals:
1.   The number of display pedestals allowed in the front setback shall be one pedestal per one hundred feet (100') of street frontage. The total number of pedestals allowed on the site may be clustered together to achieve more effective display, sales area, or circulation.
2.   Display pedestals shall be no closer than two feet (2') from a property line.
N.   Site Lighting: All outdoor lighting shall be in conformance with chapter 20 of this title. (Ord. 987, 10-4-2011)

9-18D-070: LANDSCAPE STANDARDS:

A.   Variety: Landscaping shall consist of a variety of trees, shrubs, flowers and other planted material, and shall be primarily comprised of water wise landscaping applications of ground covers, rock and mulch.
B.   Water Efficiency: All new landscaping and revisions to existing landscape shall incorporate water efficient landscape materials.
C.   Public Rights Of Way Minimum: A minimum of six feet (6') width of landscaping will be required along all public rights of way. A minimum of four feet (4') width of landscaping will be required as rear and side yard landscaped areas.
D.   Minimum Required Along Interstate 15: A minimum of six feet (6') width of landscaping will be required along parcels abutting the Interstate 15 right of way.
E.   Number Of Trees Within Landscape Easement: Within the required landscape easement along public rights of way, at least one tree shall be planted for every seventy five feet (75') of frontage.
F.   Trees Within Parking, Display Areas: Within the internal landscape areas of parking/display areas, a minimum of one tree shall be planted for every one thousand (1,000) square feet of landscape area.
G.   Common Areas: Landscaping or other side or rear yard barriers or side yards between adjoining dealership properties may be eliminated if the yard area is used in conjunction with an adjoining property for common driveways, display and/or parking. (Ord. 987, 10-4-2011)

9-18D-080: SIGNAGE:

Signage is an important component for the success of the Karl Malone CSD sales activities. All signs shall comply with the Draper City sign ordinance with the following exceptions:
A.   General Standards:
1.   Location of all ground mounted signs shall be located to meet the requirements for traffic safety and visibility and shall be located outside the clear view area.
2.   Illuminated signs shall be internally lighted. Exposed neon is also permitted as an accent or decorative sign element.
3.   No flat faced box or cabinet type sign with painted copy shall be permitted.
4.   If signage is integrated with an architectural feature of the building, such as a backlit element, face or column, or a design element that is cast into architectural materials, only the portion of the sign that is text or corporate logo shall be counted toward the total allowed signage area.
5.   Approval of this CSD shall constitute the approval of the master sign program as shown in section 9-18D-100, exhibits D, "Master Sign Plan", and E, "Sign Theme", of this article.
6.   All banner signs, inflatables, flags, balloons, animated signs and temporary signs, as allowed in this text, shall not require an additional sign permit from Draper City.
B.   Permanent Signage:
1.   I-15 Frontage: A maximum of three (3) pole or monolithic signs as shown in section 9-18D-100, exhibit D of this article:
a.   One 3-sided pole sign with each face not exceeding twenty five feet (25') wide by thirty one feet (31') high and a maximum overall sign height not to exceed seventy five feet (75') above the top of the concrete barrier on the freeway, with electronic message centers on each face and rock auto display feature at the base (electronic message centers shall not exceed 50 percent of a sign face);
b.   One monolithic or pole sign of maximum fifty feet (50') high by fifteen feet (15') wide; and
c.   One monolithic sign a maximum forty two feet (42') high by fifteen feet (15') wide.
2.   11400 South And Lone Peak Parkway Frontage: A maximum of seven (7) 2-sided monument signs as shown in section 9-18D-100, exhibit D of this article, not to exceed ten feet (10') high by ten feet (10') wide, except where otherwise restricted by power line easement.
3.   Building Signage:
a.   Location: Signs shall be mounted on building facades parallel to and contiguous with the wall upon which the sign is attached. Signs may be attached to screen walls or service buildings facing a street.
b.   Quantity: A maximum sign copy area allowance for each facade of a building facing a public right of way shall be ten percent (10%) of the facade. In the case that a building fronts a public way on more than one facade, the maximum sign area allowance shall apply to each facade. A transfer of sign allowance area between facades on the same building shall not exceed one hundred twenty five percent (125%) of the allowed area for any given facade. Allowed signage area on a facade may be comprised of one or more individual signs and need not be contiguous.
c.   Construction: Signs shall be internally illuminated, individual pan channel or channel lume construction or construction methods with similar intent. Exposed neon as an accent element, logo or decorative feature is allowed as part of the sign area allowance.
4.   On Site Directional/Destination And Information Signs: On site signs shall be located as needed to facilitate internal circulation and destination identification.
C.   Temporary Signage:
1.   General Standards:
a.   Signs shall not be placed in or over a public right of way.
b.   Signs shall not flash, blink, spin, rotate, block traffic visibility, constitute a vehicular or pedestrian traffic hazard, or cause a public nuisance of any kind.
c.   Signs shall not be attached to telephone poles, trees or security gates.
d.   Signs must be firmly secured.
e.   Signs within a power line easement shall comply with height conditions of the easement.
f.   Prior to December 15 of each calendar year, property owners within the CSD shall jointly submit to Draper City a calendar for the coming year of special promotion periods and holiday promotion periods that establishes "fly dates" for temporary signs, balloons, and inflatables. Fly dates shall comply with the provisions for special promotion and holiday promotion periods established in this section.
2.   Banners:
a.   Flag banners may be placed along frontage streets with a minimum interval spacing of at least thirty feet (30').
b.   Pole banners may be attached to poles and supports.
c.   Flag banners may be freestanding feather banners with inground supports and spikes.
3.   Temporary Sign Devices: The following types of sign devices may be used during the permitted special promotion and holiday promotion periods:
a.   Banners attached to the buildings, not exceeding fifteen percent (15%) of the building facade and no more than one banner per facade, but temporary building banners shall not be counted toward maximum allowance for permanent signage;
b.   Vehicle decorations, including antenna flags, balloons, windshield paintings and hood displays;
c.   Tall balloons designed to attract attention from long distances, including cloud busters (balloons attached in a series with string or pennant flags) and hot air balloons;
d.   Carnival tents;
e.   Search or spotlights; and
f.   Inflatable objects for the purpose of advertising a specific product or to bring attention to a special promotion, such as inflatable mascots, gorillas, bounce houses, and promotional sponsors.
4.   Special Promotion Periods:
a.   Property owners within the CSD may implement jointly up to twenty one (21) special promotion periods per calendar year.
b.   Each period may not exceed five (5) consecutive days in length.
c.   Special promotional periods shall not be combined to run consecutively and must be separated by nine (9) calendar days between each special promotion period.
d.   A sign permit for temporary signage is not required, provided the signage meets the requirements of this section.
5.   Holiday Promotion Periods:
a.   Property owners within the CSD may implement jointly up to nine (9) holiday promotion periods per calendar year.
b.   Unless otherwise noted below, each period may not exceed six (6) consecutive days in length.
c.   Holiday promotional periods may be combined to run consecutively with other special promotion periods.
d.   The following days shall be considered holiday promotion periods:
(1)   New Year's Day (January);
(2)   Presidents Day (February);
(3)   Tax season (April, 7 days);
(4)   Memorial Day (May);
(5)   4th Of July (July);
(6)   24th of July (July);
(7)   Labor Day (September);
(8)   Thanksgiving (November); and
(9)   End of year/Christmas (December 15 - December 31). (Ord. 987, 10-4-2011)

9-18D-090: PROCEDURES:

Approval of this commercial special district article shall constitute conceptual site plan approval for the first phase of the development as noted in section 9-18D-100, exhibit B of this article. Except as otherwise provided herein, all other procedural requirements, such as applications for subdivision approval, conditional use approvals, and any other permits shall be processed in accordance with the Draper City requirements, ordinances and procedures. (Ord. 987, 10-4-2011)

9-18D-100: EXHIBITS:

 
 
 
 
 
(Ord. 987, 10-4-2011)

9-18E-010: PURPOSE:

The Day Dairy Commercial Special District contains approximately twenty eight (28) acres, located along Draper City's major commercial corridor, 12300 South between approximately 400 East and 615 East (see section 9-18E-090, exhibit A of this article). The size of the property allows for a master planned, mixed use project with commercial uses along 12300 South, while the depth of the property lends itself to residential on the north. An understanding of the Draper City general plan's goals and objectives are reflected in the overall district elements, such as land use, architecture (commercial and residential), signage, site design, and landscape standards. The Commercial District of the master plan aims to broaden the commercial tax base of the City while providing commercial amenities to the City residents and visitors alike, while the Residential District will provide a transition from the more intense land uses on 12300 South to the less intense, medium density residential neighborhood to the north. Also, the Residential District will help support the existing retail along the 12300 South corridor. (Ord. 1371, 2-19-2019)

9-18E-020: PERMITTED USES:

Bank or financial institution with drive-through.
Bar establishment.
Business service.
Department store.
Health and fitness facility.
Medical cannabis pharmacy.
Medical service.
Multi-family residential buildings.
Personal care service.
Restaurant without drive-through facility.
Retail, general.
Other similar uses. (Ord. 1371, 2-19-2019; amd. Ord. 1418, 1-21-2020; Ord. 1503, 10-19-2021)

9-18E-030: CONDITIONAL USES:

Restaurants or retail with drive-through facilities.
Small secondhand or thrift store, with no outside storage and no drop off items during hours that the business is closed.
Vehicle repair, limited. (Ord. 1371, 2-19-2019)

9-18E-040: PROPOSED DEVELOPMENT STANDARDS:

The development standards of the Day Dairy Commercial Special District will be established to help guide the design of the buildings, landscaping, parking, residential housing, and signage located within the district boundaries. The master plan provides for commercial and residential development in designated areas in accordance with the development standards set forth herein:
A.   Commercial/Mixed-Use District: The Commercial/Mixed-Use District is located along 12300 South and will have three (3) to four (4) pad sites along the frontage. The northern area contemplates an anchor tenant building, together with midbox anchors and multi-tenant buildings more or less as shown on the site plan (see section 9-18E-090, exhibit A of this article) or a mix of residential and commercial uses in a complementary manner (see section 9-18E-090, exhibit F of this article). All buildings within the commercial/mixed-use area shall comply with the following development standards:
1.   The architecture shall be the primary tool to create a strong sense of identity and place throughout the commercial area. All buildings will be articulated with use appropriate scale, form, materials, and colors carefully considered and incorporated throughout the development phases;
2.   The rear buildings shall share similar architectural character each utilizing the same materials, colors, features, forms, and design elements appropriate to the scale of the various building sizes and depths. Variation of parapet heights and vertical planes will be incorporated;
3.   The pad buildings shall each utilize the same palette of materials compatibly configured to allow unique identity reflective of the established image of the intended user;
4.   Design elements shall be used to add interest and beauty on all visible sides of the buildings;
5.   No one building shall be larger than one hundred thousand (100,000) square feet;
6.   The minimum front setback shall be twelve feet (12');
7.   For every one thousand (1,000) square feet of commercial space, there shall be at least seven (7) parking stalls;
8.   No building shall be taller than forty feet (40');
9.   All mechanical equipment shall be screened from view, either by enclosure or parapet wall or landscaping;
10.   Dumpsters shall be enclosed within a decorative masonry enclosure designed to be compatible with the overall project architecture;
11.   Outdoor storage and display is prohibited;
12.   Truck dock areas, where provided, to be shielded with minimum eight foot (8') high masonry screen walls;
13.   Setbacks from the property lines, structures and rights- of-way will be flexible to allow for the most creativity in site design;
14.   Residential density shall be 8.07 units to the acre (maximum) on the gross acreage of the Commercial/Mixed-Use District (see section 9-18E-090, exhibit F of this article);
15.   All residential buildings shall share the same unique architectural theme, including but not limited to strong roof lines, porches, balconies, window placement and entries (see section 9-18E-090, exhibit G of this article);
16.   Residential building materials shall consist of accumulation or clustering of brick, stone, or synthetic stone equal to a gross calculation of square footage or thirty five percent (35%) or more of all structure sides and will be evenly proportionated (based on architectural design) throughout each elevation to provide for the best architectural design. Where residential buildings back each other on private drive alleys the brick, stone or synthetic stone requirement will be fifteen percent (15%) or more of the rear elevation;
17.   No residential building shall be taller than forty feet (40');
18.   An indoor exercise facility and two (2) outdoor amenities shall be provided for the residential units (outdoor amenities may be shared by the commercial and residential uses like outdoor plazas and eating areas, fire pit areas);
19.   Residential outdoor amenities shall include family gathering spaces, courtyards, plazas, playground, BBQ areas, outdoor eating, dog-park and/or other passive recreation;
20.   A minimum of 2.25 parking spaces per residential unit shall be provided. Garages and driveways shall be included in parking requirement. 0.25 surface stalls shall be provided per residential unit. Up to ten percent (10%) of commercial and residential parking can be shared;
21.   Each separate residential building will be connected by walkways with shared use of outdoor common facilities;
22.   Parking for residential buildings will be internally oriented away from public streets and adjoining residential areas or screened with walls or landscaping where possible;
23.   Residential building setbacks from all perimeter (not interior) property lines will be twenty feet (20').
B.   Residential District: The Residential District is located north of the Commercial District on the north side of the proposed east-west local street (12200 South). The property will be developed into residential housing (2-level, 6-unit townhomes and 3-level, 24-unit stacked flats), with a density of seventeen (17) units per acre (see section 9-18E-090, exhibit B of this article). The townhomes are rear loaded and will face 12200 South to help define the streetscape and create a pedestrian friendly environment. The stacked flats will be placed in the center to help create a community core along with the clubhouse, pool and deck area, and other amenities. The roundabout intersection at 12200 South has been designed to enhance the walkability of the overall project and to increase the auto and pedestrian connections, therefore creating a mixed use project. The townhomes have been placed on the northern boundary along with the neighborhood park to buffer the existing residential neighborhood. Also, the overall residential area will buffer the existing residential neighborhood from the commercial area along 12300 South. Development of the residential area within the project shall comply with the following development standards:
1.   All buildings shall share the same unique architectural theme which incorporates strong rooflines, porches, balconies, accented windows and entries (see section 9-18E-090, exhibits C and D of this article);
2.   Building materials shall consist of accumulation or clustering of brick, stone, or synthetic stone equal to a gross calculation of square footage of thirty five percent (35%) or more of all structure sides and will be evenly proportioned throughout each elevation to provide for the best architectural design;
3.   There shall be a variety of unit sizes within the design;
4.   No building shall be taller than forty five feet (45');
5.   A community clubhouse with indoor and outdoor amenities shall be provided;
6.   Outdoor uses shall include family gatherings, swimming, playground, barbecue areas, and/or other passive recreation;
7.   A minimum of two (2) parking spaces per unit shall be provided. A minimum forty percent (40%) of parking to be enclosed within the primary townhome structure;
8.   Separate buildings to be connected by internal walkways with shared use of outdoor common facilities;
9.   Parking to be internally oriented away from public streets and adjoining residential areas;
10.   All units along the north boundary shall be oriented perpendicular to residential property to maximize compatibility and shall be a maximum of two (2) stories;
11.   Setbacks from property lines are as follows: thirty feet (30') from north property line; thirty feet (30') from east and west property lines; and thirty feet (30') from the back of curb (northside) of 12200 South Street;
12.   An eight foot (8') precast decorative landscape wall will be installed on the northern property line of the project; and
13.   A landscape buffer consisting of trees forty feet (40') on center will be installed within the thirty feet (30') northern setback area of the project (all deciduous trees will be 3 inch caliper and all evergreen trees will be 12 feet in height). (Ord. 1371, 2-19-2019)

9-18E-050: LANDSCAPE STANDARDS:

Quality landscape design will be a major component of the Day Dairy master plan. The overall project will be landscaped with sensitivity to its environment. A consistent palette of drought tolerant tree types, plant materials, and ground covers will be incorporated throughout in relation to the architecture to create a strong and consistent sense of place and identity. The tree and plant palette will be submitted in conjunction with specific site plan approval application for each phase. The landscape design shall comply with the following standards:
A.   Entrances: The landscaping shall define and enhance entrances;
B.   Ornamental Landscaping: Ornamental landscaping shall be strategically designed to provide intimate outdoor spaces for public amenities and at pedestrian pathways and entrances;
C.   Water Conservation: The landscaping shall promote water conservation by the use of water wise, drip irrigation, and drought tolerant plant types;
D.   Residential Area Development Standards: Except as otherwise noted, the residential area shall adopt the development standards provided in section 9-32-030 of this title;
E.   Parking Areas: Fields of parking shall be landscaped with shade trees to reduce the heat island effect;
F.   Public Street: The public street (12200 South) between commercial and residential areas shall be lined with trees on both sides at thirty foot (30') to forty foot (40') maximum spacing;
G.   Types Of Trees: Tree palette to use a combination of deciduous and non-deciduous trees and shade and ornamental trees;
H.   Tree Size: Initial tree size shall have a minimum 2.5 inch caliper; minimum six feet (6') high for non-deciduous trees. (Ord. 1371, 2-19-2019)

9-18E-060: PARKING DESIGN:

The Commercial District within the Day Dairy Commercial Special District will be configured to reduce the appearance of large parking expanses and be designed in accordance with the following standards:
A.   Number Of Stalls: A minimum of seven (7) parking stalls for every one thousand (1,000) square feet of retail or restaurant space shall be provided in commercial areas;
B.   Size Of Stalls: Each stall shall measure at least nine feet (9') wide by eighteen feet (18') long;
C.   ADA Compliance: ADA accessible stalls and routes from public sidewalks shall be provided in accordance with established standards;
D.   Lighting: Parking lot lighting in commercial areas shall provide adequate illumination generally at 1.5 foot-candles throughout; four (4) foot-candles to be provided at entrances;
E.   Type Of Lighting: Parking lot lighting shall utilize cutoff type fixtures and be no taller than thirty five feet (35');
F.   Pedestrian Corridors: Pedestrian corridors shall be identified by change in color and/or texture of pavement material and landscaping;
G.   End Of Parking Aisles: Ends of parking aisles to have minimum eight foot (8') wide landscape islands;
H.   Continuous Spaces Require Planter Or Island: There shall be no more than eighteen (18) continuous parking spaces without interruption by an intervening landscape planter or diamond shaped tree island at intersecting spaces;
I.   Tree Islands: Tree islands, when utilized, shall measure a minimum of five feet by five feet (5' x 5'). (Ord. 1371, 2-19-2019)

9-18E-070: SIGNAGE:

Signage design and location will be an important component of the Day Dairy master plan. All freestanding signs shall be designed to incorporate bases or other architectural elements utilizing the same materials and character throughout. All signs must be reviewed and approved by the Day Dairy Architectural Control Committee. In order to direct potential patrons to specific businesses, and to mitigate possible confusion, monument displays directional signage shall be allowed at multiple locations throughout the interior of the property. Allowed signage shall include:
A.   Two (2) pole signs on the 12300 South project frontage.
1.   Sign 1, as shown in section 9-18E-090, exhibit E of this article, shall be located near the central entry. Sign 2, as shown in section 9-18E-090, exhibit E of this article, shall be located near the 450 East street entrance.
2.   Pole sign 1 shall be no taller than thirty feet (30') or wider than fifteen feet (15'). Sign 2 shall be no taller than twenty feet (20') or no wider than ten feet (10').
3.   Each sign may be a multi-tenant sign, including signage for the Parc At Day Dairy and any tenant of the Village Shoppes At Day Dairy.
4.   There shall be a minimum ten foot (10') front setback for pole signs, which will include the ten foot (10') public utility easement from property line.
5.   Due to the unique positioning of sign 1, clear view calculations for pole sign 1 shall conform to the clear view area requirements in the American Association of State Highway and Transportation Officials (AASHTO) publication, "A Policy On Geometric Design of Highways and Streets". Since sign 2 is located in a more traditional location at the corner of the property, the clear view triangulation shall be calculated as outlined in this Code.
6.   Pole signs may incorporate electronic message displays, provided the display complies with section 9-26-090 of this title;
B.   A monument sign is allowed for each pad building along 450 East and one along 12300 South. Monument signs shall also be allowed at each ingress point into the property, except for those ingress points which contain a pole sign. Entranceway monument signs shall be for Day Dairy and tenants with no street frontage. All monument signs shall not exceed seven feet (7') in overall height and have a minimum front setback of ten feet (10'), which includes the ten foot (10') public utility easement. All monument signs shall have a uniform, architecturally compatible design consistent with the Day Dairy design theme with faces not larger than thirty two (32) square feet. Clear view triangles for all monument signs shall conform to this Code;
C.   Wall signs may be installed by individual businesses on freestanding and in-line single-/multi-tenant buildings based on two (2) square feet per linear foot of building ratio. Such signs shall have individually illuminated letters or decorative sign cabinets. Where sign cabinets are utilized, they must be built into the architectural fascia. Signage will be allowed on all sides of the building that are visible from a street or drive aisle;
D.   Suspended or blade type projecting signs may be provided along pedestrian walkways and shall maintain a minimum clearance of seven feet (7') above the pavement; and
E.   Monument signs shall be located at the primary entrances to the residential area.
F.   Directional signage may be located throughout the parking and circulation areas of the property. Signs shall not exceed four feet (4') in height and shall have a sign area of four (4) square feet maximum. Signs can either be nonilluminated or internally illuminated. Due to the size and nature of the directional signs, while being subject to the setback requirements, they will not be subject to the clear view triangle requirements. Signs will be designed to use materials and design techniques similar to pole and monument signs through the property, per section 9-18E-090, exhibit E of this article. (Ord. 1371, 2-19-2019)

9-18E-080: PROCEDURES:

Approval of this Commercial Special District text and accompanying exhibits shall constitute conceptual site plan approval for the commercial and residential components in accordance with City ordinances. Except as provided otherwise herein, all other permits shall be processed in accordance with the Draper City requirements, ordinances, and procedures. (Ord. 1371, 2-19-2019)

9-18E-090: EXHIBITS:

   EXHIBIT A
 
   EXHIBIT B
 
   EXHIBIT C
 
    EXHIBIT D
 
   EXHIBIT E
 
 
 
 
 
 
 
 
 
(Ord. 1371, 2-19-2019)

9-18F-010: PURPOSE:

The Living Planet Aquarium Commercial Special District (CSD) is hereby created to facilitate commercial development along the Lone Peak Parkway area. The property is characterized by the completed Living Planet Aquarium site and an adjacent seven-acre parcel to the south, with freeway frontage and visibility and ample access to frontage roads. The area is approximately 16.5 acres in size, including a portion of the Rocky Mountain Power corridor. Given the site's proximity to the freeway, the City anticipates a substantial entertainment and retail presence within the CSD that forwards the community's economic development goals. (Ord. 1259, 4-18-2017)

9-18F-020: PERMITTED USES:

Aquarium.
Bank or financial institution.
Bar establishment.
Cinema theater.
Daycare, general.
Hotel.
Live theater/music.
Medical cannabis pharmacy.
Office, general.
Pavilion.
Reception center.
Recreation and entertainment, indoor and outdoor.
Restaurant without a drive-through facility.
Retail, general.
Retail, general. (Ord. 1259, 4-18-2017; amd. Ord. 1328, 6-5-2018; Ord. 1418, 1-21-2020)

9-18F-030: SCHEMATIC DEVELOPMENT PLANS:

Development within the CSD shall be in accordance with either a schematic development plan as shown in section 9-18F-100, exhibit B of this article, or a schematic development plan that combines any elements of such exhibits or combination of permitted uses. Development within the Living Planet Aquarium CSD may be in phases. (Ord. 1259, 4-18-2017)

9-18F-040: DEVELOPMENT STANDARDS:

A.   Building Height: Maximum building/structure height is one hundred seventy five feet (175').
B.   Building Design: Building/structure design consistent with the user's corporate determined architectural style shall be permitted. Concrete masonry unit construction or concrete tilt-up type construction with decorative reveals or decorative elements to incorporate LED lighting shall be permitted. Additional architectural materials, such as brick, rock, stucco, metal or glass shall be permitted.
C.   LED Lighting: The buildings/structures shall be allowed to incorporate LED building lighting as an architectural feature.
D.   Setbacks: The buildings/structures shall be set back from property lines a minimum of five feet (5') on all sides and shall comply with building safety Code requirements.
E.   Landscape Buffers: No landscape buffers between land uses on properties outside of the Living Planet Aquarium CSD are required.
F.   Lot Size, Frontage: No minimum lot size or frontage is required.
G.   Architecture, Pedestrian Pathways: The buildings/structures within the CSD shall complement each other in materials and detailing and shall incorporate unifying architectural elements to be identified by the architect and approved by the Planning Commission. (Ord. 1259, 4-18-2017)

9-18F-050: LANDSCAPE STANDARDS:

A.   Landscaping Percentage: The property developed within the boundaries of the Living Planet Aquarium CSD will be required to provide a minimum of fifteen percent (15%) of the site in landscaping, which includes all landscaped areas, and parking lot tree diamonds and islands. Hardscape plaza areas or pedestrian corridors that incorporate decorative pavers, architectural concrete, planters, trees, benches, or fountains shall be calculated in the overall landscape percentage.
B.   Power Line Corridor: Landscaping within the Rocky Mountain Power line corridor shall be shrubs, grass, flowers, and small plants as approved by Rocky Mountain Power.
C.   Phases: As the CSD develops, each additional phase shall meet the minimum fifteen percent (15%) overall landscape percentage. This is a cumulative total which can be calculated as total landscaped area over developed site area. Landscaping within the public right-of-way shall not be calculated in the overall landscape percentage.
D.   Specific Requirements: Specific landscaping requirements are:
1.   To mitigate the reduced overall landscaping, more intensive plantings in certain areas may be required.
2.   Tree diamonds or islands measuring a minimum of twenty five (25) square feet shall be installed throughout the parking area at a rate of one (1) tree for every twenty five (25) parking stalls. Tree diamonds or islands at the end of parking rows and on the perimeter of parking areas are required and shall be counted in calculating the requirements of this section. This requirement shall not apply to parking areas within the Rocky Mountain Power corridor. (Ord. 1259, 4-18-2017)

9-18F-060: PARKING DESIGN:

A.   Requirements: Parking requirement shall be three (3) stalls per one thousand (1,000) square feet of the public occupied building space. Modifications to the standards may be authorized, if justified by a parking study and approved by the Planning Commission, in accordance with section 9-25-090 of this title. Such study must present data on the proposed uses, square footages and floor plans, hours of operation, and shared parking areas within the sites. Notwithstanding the foregoing, in the event that the requirement under chapter 25, "Parking", of this title for any particular use is less than specified herein, the lesser requirement in that chapter shall control and the requirement herein shall not be applicable.
B.   Pedestrian Corridors: Pedestrian corridors shall be identified by a change in color or scoring of pavement material, or striping with an emphasis on pedestrian safety. (Ord. 1259, 4-18-2017)

9-18F-070: LIGHTING:

Parking lot lighting shall provide adequate illumination without spillage into adjacent residential areas, as verified by a photometric plan submitted with the site plan for each lot or phase of development. Site lighting shall not exceed thirty five feet (35') in height. The lighting source must be recessed and shielded. (Ord. 1259, 4-18-2017)

9-18F-080: SIGNAGE:

A.   Permitted Signs: Signage is very important to the success of the Living Planet Aquarium CSD. Freeway frontage of more than eight hundred fifty feet (850') warrants special signage consideration. For this reason, the district shall be allowed two (2) tower signs along the freeway, not to exceed forty feet (40') in height. The tower signs shall be permitted to have up to two hundred (200) square feet in area and be multisided. Additionally, the Living Planet Aquarium CSD shall be permitted to have two (2) double sided monument signs, not to exceed ten feet (10') in height. The monument signs shall be permitted to have up to eighty (80) square feet in sign area.
B.   Electronic Message Centers On Tower Signs: The tower signs may incorporate electronic message centers, providing the electronic message center meets the provisions of subsection 9-26-090B6 of this title.
C.   Size Of Wall Signs: Size of wall signs shall be calculated based on 2.0 square feet per linear foot of building wall in total, which total square footage can be reallocated among building facades by occupants within the building. Wall signs may be illuminated in a manner consistent with the user's corporate determined architectural style.
D.   Pole Banner Signs: Pole banner signs are also an important component of the CSD. These flags and banners contribute to a festive atmosphere consistent with desirable commercial projects with freeway visibility in Draper City. The number of pole banner signs shall only be limited by the number of permanent site poles each having two (2) banner signs. These banners are allowed to be changed out during the year as the aquarium or other buildings/structures change, or add new exhibits, or as special events and activities take place. Banner signs shall not be counted as monument or building signage.
E.   Building Banners: Two (2) large building banners shall be allowed so long as the design is consistent with the user's corporate determined architectural style. Building mounted banner shall not exceed thirty feet (30') wide and twenty feet (20') high. Banner signs shall not be counted as monument or building signage.
F.   Administrative Review: Final signage design details shall be submitted for administrative review and approval with the site plan submittal. (Ord. 1259, 4-18-2017)

9-18F-090: PAVILION:

The seven-acre parcel south of the aquarium may contain a large architectural element that will serve as a pavilion. It may be built of steel and outdoor fabric with lighting and decorative features. (Ord. 1259, 4-18-2017)

9-18F-100: EXHIBITS:

   EXHIBIT B
 
   EXHIBIT C
 
   EXHIBIT D
 
   EXHIBIT E
 
   EXHIBIT F
 
   EXHIBIT G
 
   EXHIBIT H
 
 
(Ord. 1011, 6-19-2012; amd. Ord. 1259, 4-18-2017)

9-18G-010: PURPOSE:

The Lone Peak Commercial Special District (LPCSD) is an area approximately one hundred (100) acres in size, located with frontage along 12300 South and Lone Peak Parkway. The area is characterized by large vacant parcels with multiple access points to major City transportation corridors. Given the site's prominence, the City anticipates a substantial employment and business presence within the LPCSD that forwards the community's economic development goals. With its high level of visibility to residents and visitors alike, architectural integrity and quality design controls are crucial to implementing the City's goals and objectives. The area is commonly known as the Lone Peak Business Park. The Lone Peak Business Park is a master planned project with multiple architecturally compatible buildings fronting along 12300 South, Draper City's major commercial corridor, and Lone Peak Parkway, Draper City's major commercial/industrial corridor. The project shall incorporate the community's design goals for commercial, industrial and retail developments in all aspects. The Lone Peak Business Park includes the previously constructed Ballard medical manufacturing and warehouse buildings. Design cohesion shall be incrementally implemented in the LPCSD. (Ord. 1016, 6-5-2012)

9-18G-020: DEFINITIONS:

The following specific use definitions apply only to the LPCSD. Except as otherwise noted herein, all other terms shall conform to this title:
MANUFACTURING (CONTROLLED): An establishment engaged in the manufacture of finished products or parts, predominantly from previously prepared materials, including processing, fabrication, assembly, treatment and packaging, and incidental storage, sales and/or distribution of such products, but excluding basic industrial processing and manufacturing activities. These uses must not have any recognizable odor, vibration, or other discernable impacts outside the building and do not violate any applicable Noise Ordinance of Draper City.
SUPPORTING DAYCARE, GENERAL: An establishment that provides care, protection and supervision for individuals on a regular basis away from their primary residences for less than twenty four (24) hours per day and whose primary source of clients is supporting business employees in the LPCSD.
SUPPORTING PRESCHOOL: An establishment that provides, as a principal function, educational instruction for preelementary school aged children age three (3) to six (6) on a regular basis away from their primary residences for less than twenty four (24) hours per day and whose primary source of clients is supporting business employees in the LPCSD.
TECHNOLOGY BASED RESEARCH AND DEVELOPMENT: An establishment that engages in, as a principal function, research and development of products or services using specific or innovative technology based means. This use may include conceptual design and testing of a product, prototype, just in time, and end user manufacturing, trials, storage and distribution of the product. Preferred types of technology based research and development may include, but are not limited to, medical device and medical product manufacturing, bioscience manufacturing, technology manufacturing, plastic/resin type injection molding or thermoforming, information technology and other types of outputs that typically require highly skilled inputs as component(s) to the end product or service.
WHOLESALE AND WAREHOUSING, RESTRICTED: An establishment that is primarily engaged in the storage and sale of goods to other firms for resale, as well as activities involving significant movement and storage of products or equipment. Uses include major mail distribution centers, frozen food lockers, moving and storage firms, and warehousing and storage facilities. (Ord. 1016, 6-5-2012)

9-18G-030: PERMITTED USES:

The following are permitted uses in the LPCSD. (Ord. 1016, 6-5-2012)
Agriculture.
Bank or financial institution.
Business equipment rental and supplies.
Business service.
Car wash, commercial vehicles, in conjunction with another permitted use.
Commercial vehicle and equipment rental or sale.
Commercial vehicle and equipment repair, in conjunction with another permitted use.
Construction sales and service.
Convenience store.
Cultural service.
Franchise Municipal use.
Gasoline service station, but only in conjunction with a convenience store.
Government service.
Higher education facility, private.
Higher education facility, public.
Hotel.
Laundry or dry cleaning, limited.
Laundry services.
Low power radio services facility.
Manufacturing, general.
Manufacturing, limited.
Media service.
Medical cannabis pharmacy.
Medical or dental laboratory.
Medical service.
Motel or motor lodge.
Municipal use.
Personal care service.
Personal instruction service.
Post Office.
Printing and copying, limited.
Printing, general.
Protective service.
Public utility substation.
Recreation and entertainment, indoor.
Repair service.
Restaurant, fast food, with or without drive-thru.
Restaurant, general.
Retail, general.
Supporting daycare, general, in conjunction with another permitted use.
Supporting preschool, general, in conjunction with another permitted use.
Trade/vocational school.
Transportation service.
Vehicle rental.
Vehicle repair, general, in conjunction with permitted use.
Vehicle sale.
Veterinary service, but only when the use does not include grooming or boarding services.
Warehouse, self-service storage, in conjunction with another permitted use.
Wholesale and warehousing, limited.
Wholesale and warehousing, general.
Wireless telecommunications facility. (Ord. 1016, 6-5-2012; amd. Ord. 1085, 3-4-2014; Ord. 1396, 6-18-2019; Ord. 1418, 1-21-2020; Ord. 1565, 10-4-2022)

9-18G-040: CONDITIONAL USES:

The following uses are allowed in the LPCSD by conditional use permit only:
Auto, truck, RV and equipment storage.
Car wash.
Commercial vehicle and equipment repair, when use is not in conjunction with a permitted use.
Daycare, general, not in conjunction with a permitted use.
Funeral home.
Garage, public.
Gasoline service station, when not an ancillary use for a convenience store.
Vehicle repair, general, when the use is not in conjunction with a permitted use.
Veterinary service that includes grooming and boarding services. (Ord. 1016, 6-5-2012; amd. Ord. 1085, 3-4-2014; Ord. 1565, 10-4-2022)

9-18G-050: DEVELOPMENT STANDARDS:

The LPCSD provides design guidelines for the buildings, landscaping, parking, lighting and signage located within the district boundaries. The LPCSD is a master planned mixed use development containing approximately one hundred (100) acres of developed and undeveloped land along the 12300 South arterial and Lone Peak Parkway arterial corridors. The schematic site plan of the LPCSD is depicted in section 9-18G-090, exhibit A of this article. The master plan provides for various potential retail, office and industrial development uses in designated areas of the LPCSD in accordance with the development standards set forth in this section. The conceptual locations of these potential uses are depicted in section 9-18G-090, exhibit A-1 of this article. The retail phase is located on the north side of 12300 South. This phase has two (2) pad sites, plus an existing retail building of approximately sixteen thousand three hundred (16,300) square feet. The master planned park may also include office uses incorporated into the retail or industrial phases of the LPCSD so long as they adhere to the use and design guidelines established herein. North of the retail phase there are currently five (5) office and warehouse buildings totaling approximately one hundred ninety two thousand (192,000) square feet. At approximately 12050 South Lone Peak Parkway there exists one 285,000-square foot manufacturing building which building, together with the related parcel, shall be referred to herein as the "manufacturing building" and one 102,000-square foot warehouse building which building, together with the related parcel, shall be referred to herein as the "warehouse building". At approximately 331 West 11950 there exists one (1) one hundred twenty two thousand (122,000) square foot manufacturing building, which building, together with the related parcel, shall be referred to herein as the “Manufacturing Building - Wasatch,” and one (1) seventy thousand (70,000) square foot manufacturing/warehouse building referred to herein as “Manufacturing/Warehouse Building.”
The balance of the land is currently undeveloped. All buildings within the LPCSD, other than the manufacturing building and the warehouse building, the Manufacturing Building - Wasatch and the Manufacturing/Warehouse Building, shall comply with the following development standards:
A.   Minimum Number Of Required Architectural Design Elements For New Development Requests: The general architectural design elements and themes for the new retail, office and industrial development phases of the LPCSD are attached to this article for reference. Specifically, section 9-18G-090, exhibits B1, B2 and B3 of this article portray the preferred design elements for new retail and new office development uses. Section 9-18G-090, exhibits C1, C2, C3 and C4 of this article portray the preferred design elements for new industrial development uses. Each new retail, office or industrial development request shall incorporate at least five (5) distinct design elements defined for that proposed use as presented in these exhibits.
1.   Retail/Office Phase:
a.   Design elements similar to the previously constructed retail buildings shall be used to add interest on newly constructed buildings.
b.   Where an elevation of a building faces 12300 South, a minimum of ten percent (10%) of the wall facing 12300 South shall be made up of or covered with an element of interest. Examples of elements of interest include, but are not limited to: concrete masonry units, ledge stone, rock, brick, brick veneer, architectural grade concrete, or other unique elements needed to conform to a user's specifically established architectural design standards in other markets.
c.   Preferred design elements for retail include:
(1)   Decorative EIFS detail.
(2)   EIFS or metal cornice trim.
(3)   Powder coated painted steel canopy.
(4)   Offset in plane at main entry.
(5)   Offset height at main entry.
(6)   Decorative score joint or imbeds in exposed exterior concrete.
(7)   Fabric or metal awning.
(8)   Raised exterior planter.
(9)   Decorative art elements.
(10)   Architectural grade exposed exterior concrete.
(11)   Over fifty percent (50%) glass wall facing at least one (1) street, measured horizontally.
(12)   Brick veneer.
(13)   Architectural grade exterior wall mounted light fixtures at main entries.
(14)   Exterior siding, rain screen, cladding.
(15)   Shipping container elements or finished to appeal as shipping containers.
d.   Preferred design elements for office include:
(1)   Architectural metal paneling.
(2)   Architectural cement paneling.
(3)   Ceramic tile cladding or architectural concrete finish.
(4)   Decorative canopy at lobby entry.
(5)   Architectural grade exterior wall mounted light fixture.
(6)   Architectural concrete.
(7)   Multi-story glass.
(8)   Masonry or brick veneer.
(9)   Decorative metal trim.
(10)   EIFS field.
(11)   Exterior siding, rain screen, cladding.
(12)   Shipping container elements or finished to appear as shipping containers.
e.   No building shall be larger than one hundred sixty thousand (160,000) square feet.
f.   The minimum front setback from the property line shall be thirty feet (30').
g.   No building shall be taller than one hundred twenty feet (120').
h.   All mechanical equipment shall be screened from view, either by enclosure or parapet wall.
i.   Dumpsters shall be kept within a decorative masonry or concrete enclosure designed to be compatible with the overall project architecture.
j.   Outdoor storage and display shall be considered on a conditional use basis.
2.   Industrial Phase:
a.   Design elements shall be used to add interest on the front and side of buildings with particular sensitivity to maintaining efficient business operations. The design themes may also accommodate other unique elements needed to conform to a user's specifically established architectural design standards in other markets.
b.   Where an elevation of a building faces a major road but has no entrance onto such road, a minimum of five percent (5%) calculated on linear footage of the building wall shall be glass or other architectural elements of interest.
c.   Maximum lot coverage shall be fifty percent (50%).
d.   The minimum front setback shall be twenty feet (20') measured from back of street curb.
e.   No building shall be taller than sixty feet (60'), measured from the finished grade. Finished grade calculations and elevations shall not be calculated from any applicable truck dock well elevations that penetrate deeper than the typical finished grades. Instead, elevations shall be calculated from the remaining finished grade of the site, e.g., a car parking stall elevation.
f.   All mechanical equipment shall be screened from view, either by enclosure or parapet wall.
g.   Dumpsters shall be screened from view by concrete screen walls incorporated within the truck courts or enclosed within a concrete or masonry enclosure designed to be compatible with the overall project architecture.
h.   Outside storage, where allowed, shall be located no closer than one hundred fifty feet (150') from any street (with the exception of the Shasta building located at 264 West which shall be no closer than eight feet (18') from curb back of street) and shall be contained within a secured minimum eight foot (8') vinyl coated chainlink fence with vinyl slats or masonry, metal, or concrete wall, designed to visually occlude the stored items from the street.
i.   Industrial Preferred Design Elements:
(1)   Offset in Primary Wall Height.
(2)   Offset in Primary Wall Plane.
(3)   EIFS Trim.
(4)   Aluminum Storefront Window System.
(5)   Masonry Veneer.
(6)   Decorative Canopy.
(7)   Spandrel or Frosted Glass in Aluminum Storefront System Above Finished Ceiling Elevation.
(8)   Powder Coat Painted Steel Canopy at Primary Building Entrance.
(9)   Pre Finished Metal Fascia Trim on Top of Wall.
(10)   Recessed Header Reveal Painted Contrasting Color.
(11)   Architectural Grade Exterior Wall Mounted Light Fixture at Primary Building Entrance.
(12)   Textured Concrete Tilt Panel Using Form Liner.
(13)   Shipping container elements or finishes to appear as shipping containers.
(14)   Decorative Reveal at Head of Aluminum Storefront Windows Painted Contrasting Color.
(15)   Decorative Reveal at Top of Wall Panel Painted Contrasting Color.
(16)   Decorative Reveals Formed in Concrete Tilt Panel.
(17)   Glass Elements Above Finished Ceiling Height.
(18)   Insulated Glass in Aluminum Store Front System.
(19)   Concrete Tilt Panel.
(20)   Standing Seam Metal Roofing at Primary Building Entrance.
(21)   Overbuilt Element at Entry.
(22)   Hollow Metal Door and Frame Painted to Match Building Elevation.
B.   Landscape Standards: The LPCSD shall be landscaped as follows:
1.   Adaptability: Plant materials shall be selected for their adaptability to the Great Basin environment.
2.   Low Water Usage: Selected plant materials shall have low water usage attributes.
3.   Plant Materials To Complement: Selected plant materials shall complement the proposed architecture by adding emphasis to primary points of public access to buildings, by providing shade to commonly used paths for pedestrians and to contrast larger continual planes of the buildings.
4.   No Interference: Plant materials shall not interfere with anticipated large vehicles using roads and service bay areas.
5.   Additional Landscaping Emphasis: Additional landscaping emphasis shall be added to the LPCSD's highly visible traffic corridors connecting to either 12300 South or Lone Peak Parkway and lessened emphasis will be required on landscaping adjacent to primarily industrial and warehouse uses are geographically removed from these major roads.
6.   Plants Lists: Plants shall be selected, with consideration given to specific microclimatic conditions, including sun, shade, solar aspect, the size and growth habit of selected species at maturity and the overall landscape design concept.
7.   New Phases: Each new LPCSD phase shall meet a minimum ten percent (10%) overall landscape percentage exclusive of the previously constructed Lone Peak Business Park phases 1 and 2 and the previously constructed two hundred eighty five thousand (285,000) square foot manufacturing building and the adjacent one hundred thousand (100,000) square foot warehouse building. This ten percent (10%) overall minimum landscape percentage is calculated as total landscaped area over developed site area. To mitigate the reduced overall landscaping, more intensive plantings in certain areas shall be required.
8.   Future Development: Future development requests shall exceed the City's minimum tree caliper requirements by one inch (1") to support both the City's and the property owners' goals of high quality landscape designs and themes throughout the LPCSD.
9.   Detention Basin: Parcels adjacent to the railroad tracks along the western edge of the LPCSD or the Draper City stormwater detention basin in the southwest corner of the LPCSD shall be credited up to fifty percent (50%) of that parcel's required landscape for erosion resistant grasses contained within the detention basin.
10.   Plans: Landscaping plans shall be submitted to the Community Development Department for review and approval in accordance with the landscape standards set forth in this section.
11.   Lone Peak Parkway:
a.   Because the traffic corridor is a major branding element for the LPCSD, additional care shall be given to high quality and quantity landscaping adjacent to Lone Peak Parkway. Landscape design standards shall provide a minimum twenty foot (20') landscape buffer between street and parking or buildings measured from curb back to curb back or building. The landscape to be incorporated into future development requests will incorporate design elements previously constructed for the Lone Peak Business Park phase 2 pads directly adjacent to Lone Peak Parkway.
b.   Areas shall be landscaped with a combination of lawn, columnar trees, shrubs, decorative grasses and rock ground cover as defined previously in this section.
12.   Interior Streets: Interior streets shall include a five foot (5') minimum landscape buffer on both sides of the street measured from curb back to curb back or building, between street and parking or buildings. All outside areas shall be landscaped with a combination of lawn or artificial turf, columnar trees, shrubs, decorative grasses and rock ground cover incorporated in this LPCSD text.
13.   Buildings: Buildings shall include a five foot (5') minimum landscape strip located between building front and adjacent sidewalk or parking area. All outside areas shall be landscaped with a combination of lawn or artificial turf, columnar trees, shrubs, decorative grasses and rock ground cover incorporated in this LPCSD text.
14.   Outdoor Art: Landscaping may include outdoor art or sculptures that are culturally enriching and socially acceptable. It is the intent that the artwork add to the theme and esthetic experience of the Lone Peak Business Park and not as propaganda or for marketing. All outdoor art shall be of a type and in a location that will not be a distraction or impede the view of those accessing the rights-of-way. All outdoor art shall not exceed fifty feet (50') in height. (Ord. 1016, 6-5-2012; amd. Ord. 1396, 6-18-2019; Ord. 1426, 4-7-2020; Ord. 1565, 10-4-2022)

9-18G-060: PARKING:

Parking shall be provided in accordance with the following ratios:
A.   Parking For Retail Buildings: For every one thousand (1,000) square feet of retail space, there shall be four (4) parking spaces. ADA accessible stalls will be provided in accordance with established standards.
B.   Parking For Office Buildings: For every one thousand (1,000) square feet of office space, there shall be three (3) parking spaces. ADA accessible stalls will be provided in accordance with established standards.
C.   Parking For Industrial Buildings: For every one thousand (1,000) square feet of industrial space, there shall be a minimum of one (1) parking space. ADA accessible stalls will be provided in accordance with established standards. (Ord. 1016, 6-5-2012; amd. Ord. 1426, 4-7-2020)

9-18G-070: LIGHTING DESIGN:

A.   Parking Lot And Truck Court Lighting: Parking lot and truck court lighting shall provide adequate illumination and where light poles are used shall be no taller than thirty feet (30').
B.   Automobile Parking Lots: Automobile parking lots shall be lit by wall mounted light fixtures on the building or by light poles. Design approval submittals shall determine the fixture type, color and mounting height of fixtures. Light poles used for automobile parking lot lighting shall not be taller than thirty feet (30'), measured from the driving surface to the fixture lens. They shall be located in landscape areas adjacent to the parking areas.
C.   Truck Court Lighting: Truck court lighting shall be lit from wall mounted light fixtures on the building. Future design approval submittals will determine the fixture type, color and mounting height. In any event, the mounting height shall not exceed the height of the building parapet wall.
D.   Design: Both pole mounted and building mounted light fixtures shall be of a design to not allow direct light to escape above the ninety degree (90°) plane of the fixture lens. Preferred parking lot light pole colors shall be stainless steel and/or silver, grey, or white as approved by the planning review staff.
E.   Spillage: Light is prohibited from spilling off site onto adjacent land parcels that abut the perimeter of the LPCSD. However, to ensure efficient operation and safety of citizens, visitors and businesses within the LPCSD, the City shall allow light spillage to occur in commonly shared truck courts that straddle separate parcels within the LPCSD. In order to accommodate the unique commercial design constraints and uses contained within the LPCSD, the district may include appropriate lighting designs up to a maximum of twenty four (24) foot-candles directly beneath the light source and uniformly drop to zero (0) at any property line, and may include light fixtures up to four hundred watts (400 W) or equivalent in LED. (Ord. 1016, 6-5-2012; amd. Ord. 1396, 6-18-2019; Ord. 1426, 4-7-2020)

9-18G-075: TRUCK CIRCULATION:

Truck circulation is an important aspect due to the turning radius of trucks pulling fifty three foot (53') trailers and double trailers. With the turning radius being so wide and as not to block traffic or cross medians in order to navigate into and out of truck courts from the access roads, the following will be allowed:
A.   The maximum width of an approach from any street will be fifty feet (50') measured from curb face to curb face where the approach enters a truck court. The minimum curb radius at the approaches will be fifteen feet (15') measured from the curb back with a maximum curb radius of twenty four feet (24') measured from curb back. Two (2) truck approaches shall not be placed adjacent to each other regardless of lot boundaries and shall have a maximum truck approach of one and one half (1.5) per lot. Where possible two (2) separate lots will share a single truck approach.
B.   The maximum width of an approach from any street will be thirty six feet (36') at any approach entering an automobile only parking lot with a minimum approach width of twenty six feet (26'). The minimum curb radius at the approaches will be a minimum of twenty four feet (24') measured at curb back.
C.   All fifty foot (50') wide approaches shall be spaced at minimum of two hundred feet (200') from each other. (Ord. 1426, 4-7-2020)

9-18G-080: SIGNAGE:

A.   Scope: Signage is an important branding design component and business need for all uses located within the LPCSD. With the LPCSD comprising approximately one hundred (100) acres and being approximately two thousand four hundred feet (2,400') deep by approximately two thousand four hundred feet (2,400') wide, it is critical to identify the entrances to the LPCSD along 12300 South and the Lone Peak Parkway. The LPCSD shall permit identification of tenants located deep within the LPCSD from these primary commercial intersections and will ensure efficient traffic flow and minimize visitor confusion.
B.   Pylon Signs: A maximum of seven (7) pylon signs may be erected. One pylon sign will be located at the intersection of 12300 South 265 West, one at the future intersection of 12200 South Lone Peak Parkway, and one at the intersection of approximately 12000 South Lone Peak Parkway as conceptually outlined in section 9-18G-090, exhibit B of this article. The remaining two (2) pylon signs shall also adhere to the master signage guidelines of the LPCSD and must be approved by the Zoning Administrator for all appropriate safety issues. These pylon signs shall be a maximum of thirty feet (30') tall (in addition to the three feet (3') base) and no wider than ten feet (10') and shall identify the business park as well as up to ten (10) major tenants located within the park. Each pylon sign may be multi-tenant signs designed to be architecturally compatible with the LPCSD.
C.   Monument Signs: Single or multi-tenant monument signage shall be allowed in the following locations:
1.   Lone Peak retail at 196 West 12300 South;
2.   Lone Peak Business Park phase 1 at approximately 12250 South Lone Peak Parkway;
3.   Lone Peak Business Park east at approximately 12217 South Lone Peak Parkway;
4.   Lone Peak Biotech Business Park at approximately 12200 South Lone Peak Parkway;
5.   Approximately 11950 South Lone Peak Parkway;
6.   Each subdivided lot within the LPCSD shall be allowed a monument sign on each street frontage. The height of each monument sign shall not exceed twelve feet (12') and the overall sign area shall not exceed sixty four (64) square feet. Monument signs taller than thirty inches (30') shall not be in the public right-of-way or in the clear view triangles described in Section 9-27-080 of this code.
D.   Previously Constructed Or Existing Signage: All previously constructed or existing multi-tenant monument signage within the LPCSD shall be allowed a maximum of thirty (30) square feet of tenant advertising area and excludes the sign's architectural supports and design elements.
E.   Additional Monument Signs: Pad sites along 12300 South may install additional monument signs along 12300 South, designed to be architecturally compatible with the LPCSD's design theme as outlined in section 9-18G-090, exhibit D1 of this article and be no larger than thirty two (32) square feet of tenant advertising area. This maximum square footage allocation excludes the sign's architectural supports and areas not designed for tenant's advertising area.
F.   Additional Directional/Informational Signage:
1.   Additional tenant directional/informational signage may be installed to direct traffic, customers and truck drivers to individual tenant locations within the LPCSD. The maximum area of business name or logo on directional/informational signage shall be one square foot. The maximum area of the directional/informational signs shall be ten (10) square feet. Cabinet and temporary A-frames signs shall be permitted.
2.   All pylon signs and monument signs shall be generally consistent with section 9-18G-090, exhibits D, D1 and D2 of this article. All pylon signs must also be approved by the Zoning Administrator to ensure clearance of sight distance requirements and compliance with these regulations. Any tenant of the LPCSD may locate on any pylon or pole sign within the LPCSD boundaries.
G.   Wall Mounted Sign Design Guidelines: Wall mounted signage shall be allowed and shall incorporate the following design criteria:
1.   The letters shall be individually cut from up to three inch (3") plastic or aluminum and/or painted directly on the exterior of the building. Individual pan channel letters mounted on a raceway shall be permitted.
2.   Blade signs (projecting signs mounted on a building facade and protruding out perpendicular to the building face) shall be allowed at or near any feature entry of a building. Blade signs must:
a.   Be at least eight feet (8') above ground level at the lowest point;
b.   Protrude no further than four feet (4') from the face of the building, and
c.   Not exceed twenty-four (24) square feet in total area.
3.   Signage will be allowed on all sides of the building, including but not limited to the name and/or logo of the owner of the building.
4.   Where a tenant or building occupant has more than one entry, multiple signs will be allowed to define different divisions of the company and employee entries.
5.   Wall signs may be installed by individual businesses based on two (2) square feet per linear foot of building, or in the case of a multi-tenant building, two (2) square feet per linear feet of leased premises.
H.   Undeveloped Lot Signage: Future development lots shall also be allowed one lot identification sign. The lot identification sign shall be no taller than three feet (3') and no wider than two feet (2'). The lot identification sign shall include the Lone Peak Business Park logo and the individual lot.
I.   Temporary Signage: Draper City's normal temporary signage ordinances and procedures outlined in section 9-26-080 of this title shall also apply to this district.
J.   Pole Signage: One pole sign will be located in the vicinity of 12300 South and 222 West, as conceptually outlined in section 9-18G-090, exhibit B of this article. This pole sign will be a maximum of forty feet (40') tall and no wider than ten feet (10') and shall identify up to two (2) tenants located within the park.
K.   Menu Boards: Menu boards, including digital menu boards, shall be allowed for drive-thru restaurants and fast food facilities.
L.   Clearance Signs: Drive-through facilities shall be allowed one clearance sign per drive through lane which will not exceed four (4) square feet.
M.   Archway Sign: Archway signs not to exceed twenty four feet (24') clearance will be allowed at 265 West 12300 South provided it is not installed in a public right-of-way. The city engineer shall have the final approval on the location of the archway sign.
N.   L Shaped Signs: L shaped signs will be allowed on street frontage to identify the business park. The L shaped signs shall not exceed twenty five feet (25') in height from the top of the pedestal base. L shaped signs will be constructed similarly to the archway sign in section M (exhibit D), with a maximum horizontal member of six feet (6').
O   Electronic Message Centers: The signs allowed above may incorporate electronic message centers, providing the electronic messages centers comply with Draper City Code section 9-26-090(D). (Ord. 1210, 6-7-2016; amd. Ord. 1396, 6-18-2019; Ord. 1426, 4-7-2020; Ord. 1565, 10-4-2022)

9-18G-085: SITE PLAN APPROVAL:

Approval of this Commercial Special District text and accompanying exhibits constitutes conceptual site plan approval of the office, industrial, commercial and retail components in accordance with City ordinances. Site plans for development in the LPCSD may be approved by the Draper City Zoning Administrator and may be forwarded to the Planning Commission by the Zoning Administrator subject to the findings in section 9-5-090(H) of this title. Except as otherwise provided herein, permits shall be processed in accordance with the Draper City requirements, ordinances and procedures. All other development standards set forth in Draper City Code that are not modified herein, shall apply, including chapters 20, 22, 23, 25, and 32 of this title 9 and titles 7, 8, 11, 12, 16 and 18. (Ord. 1396, 6-18-2019; amd. Ord. 1426, 4-7-2020; Ord. 1565, 10-4-2022)

9-18G-090: EXHIBITS:

    EXHIBIT A
 
(Ord. 1565, 10-4-2022)
   EXHIBIT B
 
(Ord. 1565, 10-4-2022)
    EXHIBIT C
 
(Ord. 1565, 10-4-2022)
   EXHIBIT D
 
(Ord. 1565, 10-4-2022)
   EXHIBIT E
 
 
 
 
 
 
 
 
 
 
(Ord. 1565, 10-4-2022)

9-18H-010: PURPOSE:

The Draper Pointe Mixed Use Commercial Special District contains approximately 76.71 acres, as seen in section 9-18H-100, exhibit A of this article. It is bordered by 200 West on the east, Galena Park Boulevard on the north and Bangerter Highway on the south. The 13490 South Street runs through the project. The size of the property allows for a master planned, mixed use project, with land uses such as office, residential, general commercial, including retail shops, and a hotel, personal and business services, and office/warehouse. The Draper City general plan's goals and objectives are reflected in the overall design of the project, by incorporating a mix of land uses, quality architecture, efficient site design and abundant landscaping. The Commercial District of the master plan aims to broaden the commercial tax base of the City while providing amenities to the City residents, such as an improved Galena Park Boulevard, 13490 South and Vista Station Boulevard, and pedestrian access to Utah Transit Authority FrontRunner Station. The Residential District will provide needed support for the retail and office in the surrounding areas and the hotel will in turn support the office/business uses. (Ord. 1155, 5-26-2015; amd. Ord. 1651, 5-20-2025)

9-18H-020: PERMITTED USES:

Bank or financial institution with drive-through.
Bar establishment.
Business equipment rental and supplies.
Business service.
Cashing services.
Church or place of worship.
Convenience store.
Cultural service.
Daycare, general.
Department store.
Dwelling, multiple-family.
Franchise Municipal use.
Gasoline service station.
Government service.
Grooming service.
Health and fitness facility.
Higher education facility, private.
Higher education facility, public.
Hotel.
Laundry or dry cleaning, limited.
Laundry services.
Media services.
Medical cannabis pharmacy.
Medical or dental laboratory.
Medical services.
Office, general.
Office, warehouse.
Personal care service.
Personal instruction service.
Post Office.
Preschool.
Printing and photocopying, limited.
Recreation and entertainment, indoor.
Repair service.
Research service.
Restaurant, fast food.
Restaurant, general.
Retail, general.
Secondhand or thrift store, small.
Tattoo establishment.
Trade/vocational school.
Veterinary service.
Wireless telecommunications facilities. (Ord. 1151, 4-21-2015; amd. Ord. 1328, 6-5-2018; Ord. 1418, 1-21-2020; Ord. 1651, 5-20-2025)

9-18H-030: DEVELOPMENT STANDARDS:

The development standards of the Draper Pointe Mixed Use Commercial Special District will guide the design of the buildings, landscaping, parking, access and private streets, and signage located within the district boundaries. The Master Plan provides for office, residential, general commercial, including retail shops, hotel, personal and business services, and office/warehouse development in designated areas in accordance with the development standards set forth in this article.
A.   Development District: Based on land use, each building shall comply with the following development standards for each corresponding district:
1.   Office:
a.   The architecture shall be the primary tool to create a strong sense of identity and place throughout the Office District. All buildings will be articulated with use appropriate scale, form, materials, and colors carefully considered and incorporated throughout the development phases.
b.   All building facades shall have the same character each utilizing the same materials, colors, features, forms, and design elements appropriate to the scale of the various building sizes and depths. (Section 9-18H-100, exhibit D of this article.)
c.   Building primary materials shall consist of granite, metal, composite metal panel, stone, EIFS, concrete, GFRC, tile or other similar material as approved by Draper City staff.
d.   More than one material shall be required on all building facades.
e.   Buildings shall have a minimum of forty percent (40%) high efficiency glazing.
f.   Buildings shall use a minimum of fifty percent (50%) primary material.
g.   Buildings shall have notable entry features which could include:
(1)   An arch or canopy over entry doors;
(2)   Colors or materials that highlight the entry; and
(3)   Entry doors and lobby that extend beyond or are recessed behind the main footprint of the building.
h.   No building shall be taller than twelve (12) stories, not including the mechanical penthouse.
i.   All mechanical equipment shall be screened from view, either by enclosure, parapet wall, or line of sight.
j.   Dumpsters shall be enclosed within a decorative masonry, split face CMU or honed CMU enclosure.
k.   The minimum front setback from right-of-way shall be ten feet (10').
2.   Retail:
a.   Each retail building shall utilize the same palette of materials compatibly configured to allow unique identity reflective of the established image of the intended user. (Section 9-18H-100, exhibit E of this article.)
b.   The minimum front setback from right-of-way shall be five feet (5').
c.   Buildings shall be single story.
d.   More than one material shall be required on all building facades.
e.   Building primary materials shall consist of granite, metal, composite metal panel, stone, EFIS, concrete, GFRC, tile or other similar material as approved by Draper City staff.
f.   Dumpsters shall be enclosed within a decorative masonry, split face CMU or honed CMU enclosure.
3.   Hotels:
a.   No building shall be taller than five (5) stories in height.
b.   The minimum front setback shall be ten feet (10').
c.   Building primary materials shall consist of granite, metal, composite metal panel, stone, EFIS, concrete, GFRC, tile or other similar material as approved by Draper City staff.
d.   More than one material shall be required on all building facades. (Section 9-18H-100, exhibit F of this article.)
e.   Buildings shall use a minimum of fifty percent (50%) primary material.
f.   Buildings shall have notable entry features which includes:
(1)   An arch or canopy over entry doors.
(2)   Colors or materials that highlight the entry.
(3)   Entry doors and lobby that extend beyond or are recessed behind the main footprint of the building.
g.   All mechanical equipment shall be screened from view, either by enclosure, parapet wall, or line of sight.
h.   Dumpsters shall be enclosed within a decorative masonry, split face CMU, or honed CMU enclosure.
i.   Projections or recesses in the facade plane shall be required every thirty feet (30'). Projections or recesses must have a minimum depth of two feet (2').
j.   Every hotel building elevation that faces a public street or internal main private street or public open space shall have a porch, balcony, private patio or window.
4.   Residential:
a.   Density: A minimum density of twenty five (25) dwelling units per acre and a maximum density of fifty six (56) dwelling units per acre shall be applied to each residential district.
b.   Maximum Height: Each residential building shall not exceed a maximum of five (5) stories in height.
c.   Setbacks: Building setbacks from property lines are as follows:
(1)   Ten feet (10') from all exterior property lines.
(2)   Parking shall be allowed in setback areas.
d.   Architectural Theme: All buildings in a residential district shall share the same unique architectural theme, including, but not limited to, colors, materials, rooflines and entries. (Section 9-18H-100, exhibit G of this article.)
e.   Materials: Building materials shall consist of at least three (3) materials, including an accumulation or clustering of brick, stone or synthetic stone equal to a gross calculation of square footage of fifteen percent (15%) or more of each structure side.
f.   Porch, Balcony, Patio, Window: Every multi-family building elevation that faces a public street or internal main private street or public open space shall have either a porch, balcony, private patio or window.
g.   Variety Of Floor Plans: There shall be a variety of floor plans and unit sizes within each project district.
h.   Roof Materials: Multi-family buildings shall have roofs clad in asphalt shingles, wood shingles, standing seam metal, or similar material. A combination of materials may be used.
i.   Roof Styles: Any pitched roof covering the main body of the structure shall be hip style, monopitch style, shed style, or shall have symmetrical gables. Roofs are allowed to be flat.
j.   Roof Forms: Roof forms shall be designed to emphasize the residential units when possible and shall denote building elements and functions, including primary pedestrian entrances.
k.   Projections Or Recesses: Projections or recesses in the facade plane shall be required every thirty feet (30'). Projections or recesses shall have a minimum depth of two feet (2').
l.   Internal Walkways: Each separate building will be connected by internal walkways with shared use of outdoor common areas.
m.   Pedestrian Pathways: Pedestrian pathways shall be provided between access points, entryways, public gathering nodes, parking areas, and public sidewalks.
n.   Sidewalks: Residential project areas shall install sidewalks on both sides of all private streets with a width of at least four feet (4'):
(1)   The planning commission may modify the above requirement by eliminating the sidewalk or a portion of the sidewalk on one side of the street upon finding that:
(A)   The second sidewalk or portion of the sidewalk does not facilitate safe and appropriate pedestrian connectivity;
(B)   Ample pedestrian circulation has been provided and is otherwise satisfied;
(C)   The purpose and intent of the development standards set forth in chapter 32 of this title are met.
(D)   The granting of this modification is intended to be utilized in limited circumstances where design and site layout adequately provide pedestrian circulation within the project and second sidewalk or portion thereof is unnecessary and/or undesirable.
o.   Community Clubhouse: A community clubhouse with indoor and outdoor amenities shall be provided for the entire residential district.
p.   Amenities:
(1)   Projects for fewer than fifty (50) dwelling units shall provide an amenities package appropriate for the project size and location.
(2)   Multiple-family projects shall include at least one amenity per fifty (50) units from the following list:
Barbecue area;
Community garden;
Courtyard with benches;
Entrance feature;
Outdoor fireplace/pit;
Shade structure;
Spa with decking;
Swimming pool (indoor or outdoor);
Tot lot/play structure;
Water feature;
Other active or passive recreational areas that meet the intent of this guideline.
(3)   Projects of fifty one (51) to one hundred (100) dwelling units shall include the following amenities in addition to those above:
(A)   A minimum of one inside, centrally located, fully functional social area, no less than one thousand (1,000) gross square feet in gathering space; or
(B)   A minimum of one outside social function area, no less than one thousand (1,000) gross square feet in gathering space.
(4)   Projects of one hundred one (101) or more dwelling units shall include the following amenities in addition to those above:
(A)   A minimum of one inside, centrally located, fully functional social area, no less than one thousand (1,000) gross square feet in gathering space; and
(B)   A minimum of one outside social function area, no less than one thousand (1,000) square feet in gathering space.
5.   Office/Warehouse:
a.   All uses shall be entirely within an enclosed building.
b.   Architectural design shall be the primary method for establishing a distinct identity and sense of place within the Office/Warehouse District. Buildings must be articulated with use-appropriate scale, form, materials, and colors.
c.   Front and side building facades must share a consistent character, utilizing complementary materials, colors, features, forms, and design elements appropriate to the building's size and depth.
d.   Rear building facades, which face truck drive aisles for access to roll-up doors, must be finished with material complementary to the other sides as approved by Draper City staff. The roll-up doors shall include transparent glass panel inserts.
e.   Primary building materials shall consist of granite, metal, composite metal panels, brick, stone, Exterior Insulation and Finish Systems (EIFS), concrete, Glass Fiber Reinforced Concrete (GFRC), tile, or similar material approved by Draper City staff.
f.   Front, side and rear facades must incorporate more than one of the abovementioned materials.
g.   Corner towers, which are wider and taller projections, shall be used to accentuate building corners and add visual interest to the front and sides.
h.   Optional individualized design features may also be included to accentuate a user's identity, logo and color scheme.
i.   Prominent entry features are required and must include at least one of the following:
(1)   An arch or canopy over entry doors;
(2)   Complementary colors or materials that accentuate the entry; and
(3)   Entry doors with vestibules and/or lobbies that extend beyond or are recessed within the building's exterior footprint.
j.   Building must incorporate a minimum of twenty percent (20%) high-efficiency glazing.
k.   Preferred design elements for Office/Warehouse include:
(1)   EFIS details.
(2)   EFIS or metal cornice trim.
(3)   EFIS trim.
(4)   Aluminum storefront window system.
(5)   Architectural grade exterior wall-mounted light fixture at the main building entrance.
(6)   Concrete tile panel.
l.   No building shall exceed thirty feet (30') in height, measured from the finished grade.
m.   Horizontal or vertical facade variations must occur at least every fifty feet (50') using at least two of the following;
(1)   Surface plane variations, such as pop-outs, bays, and recesses;
(2)   Surface pattern variations, such as arches, banding, and paneling;
(3)   Distinctive treatments of windows, doors, and eaves, including molding or framing; or
(4)   Distinctive changes in materials and colors.
n.   Wall extensions must screen truck docks and meet the following conditions:
(1)   Walls shall be at least twelve feet (12') in height.
(2)   Wall finishes shall match the articulation, materials and colors of the building side wall.
(3)   Landscaping, including shrubs and trees, shall be placed in front of the wall for screening.
o.   All mechanical equipment shall be screened from view using complementary material, colored enclosure, or a parapet wall.
p.   Dumpsters shall be enclosed within a decorative masonry, split face CMU or honed CMU enclosure.
q.   Secondary pedestrian entrances shall feature overhangs, lighting and enhanced landscaping.
6.   Vertical Mixed Use (Retail/Restaurant Under Office):
a.   Outside storage is prohibited.
b.   All lots, structures, and uses shall be in accordance with the following standards.
(1)   No minimum or maximum lot width.
(2)   Minimum front yard setback is ten feet (10').
(3)   No building shall exceed two (2) stories, excluding the mechanical penthouse.
(4)   Minimum distance between buildings is twenty feet (20').
c.   Mixed-Use Design Required: Buildings must include retail, service commercial, restaurant space, personal services and business services or similar uses listed in Section 9-18H-020: Permitted Uses on the first floor and office space or similar uses listed in Section 9-18H-020: Permitted Uses on the second floor.
d.   Site Design:
(1)   Position buildings to face 13490 South.
(2)   Ensure cross-access for vehicles and pedestrians between adjacent properties.
(3)   Enclose dumpsters within decorative masonry, split face CMU, or honed CMU structures.
e.   Main entrances must feature at least three (3) of the following:
(1)   Entry doors and lobby that extend beyond or are recessed behind the building's exterior footprint.
(2)   Unique architectural features;
(3)   Individualized design features that accentuate a user's identity, logo and color scheme.
(4)   Distinct but complementary building materials or colors;
(5)   Increased use of windows or glass;
(6)   Pedestrian amenities such as patios, porches, special paving treatments, seating areas, or awnings; or
(7)   Increased landscaping.
f.   Facade Articulation: All buildings must include horizontal and vertical façade articulation. Flat facades, single wall heights, and monotone color schemes are not permitted.
g.   Façade Variations: Implement horizontal or vertical facade variations at least every thirty feet (30') using a minimum of two (2) of the following:
(1)   Surface plane variations, such as pop-outs, bays, or recesses;
(2)   Surface pattern variations, such as arches, banding, or paneling;
(3)   Distinctive treatment of windows, doors, and eaves with molding or framing; or
(4)   Distinctive changes in building materials and colors.
h.   Height And Roofline: Varied roofline and parapet heights are required to avoid continuous, single-height roofline expanses. Buildings must:
(1)   Limit rooflines and parapets to no longer than fifty feet (50') without height variations.
(2)   Use similar materials and colors on visible backs of false fronts, parapets, or cornices for consistency.
(3)   Screen roof-mounted mechanical equipment and similar systems. Any portion of this equipment that is not fully shielded must be painted the color of the roofing or parapet materials.
i.   Screen roof-mounted mechanical equipment and similar systems. Any unshielded portions must match the color of the roofing or parapet materials.
j.   Each elevation must include a minimum of three (3) colors to enhance visual interest.
k.   Ensure that at least twenty percent (20%) of the building features high-efficiency glazing to improve energy efficiency and aesthetics.
l.   Pedestrian-Friendly Design: Enhance pedestrian activity and social interaction by:
(1)   Designing principal walkways to be at least six feet (6') wide for side-by-side walking.
(2)   Providing shaded seating and gathering areas.
(3)   Separating pedestrian paths from vehicles by at least five feet (5') using low evergreen hedges, walls, or other approved pedestrian features.
m.   Buildings must have a clearly articulated pedestrian-scale base between four (4') and six feet (6') in height to enhance the pedestrian experience.
B.   Private Streets Within Development District: A roadway within the development district may be designated as a private road, provided the roadway meets the following standards:
1.   Private roads may be permitted to access hotel, multi-family, retail, and office uses.
2.   Each private road shall have a minimum of twenty six foot (26') wide, drivable surface.
3.   All private roads shall be finished with asphalt or concrete. Gravel roads shall not be permitted.
4.   Parking shall be permitted adjacent to and accessing onto both sides of the private street, including ninety degree (90°) parking. No parking shall be permitted within the twenty six foot (26') minimum private street area. Turnarounds, such as cul-de- sacs or hammerheads, meeting the Fire Department requirements, are required whenever a private road is longer than one hundred fifty feet (150'). No parking shall be permitted in a turn- around.
5.   A sidewalk adjacent to the private street shall not be required if a sidewalk is located closer than three hundred sixty feet (360') from the private street and reasonably connects the two (2) areas connected by the private street.
6.   The maximum length of a private road shall be one thousand five hundred (1,500) linear feet.
7.   Driveways, drive aisles and parking drives may intersect with private roads without being considered private streets themselves.
8.   Additional fire hydrants along the private road shall not be required if such fire hydrants would not be required if the road was considered a drive aisle or driveway.
9.   Maintenance of the private road in the development district shall be the responsibility of the owner of the private road or shared between the parties using the road for shared access pursuant to an easement agreement.
10.   No street lights are required on the private road beyond what would be required if the private road were considered a drive aisle or driveway. (Ord. 1151, 4-21-2015; Ord. 1196, 3-15-2016; Ord. 1284, 10-17-2017; Ord. 1298, 12-19-2017; Ord. 1651, 5-20-2025)

9-18H-040: LANDSCAPE STANDARDS:

Landscape design is a major component of the Draper Pointe Mixed Use Commercial Special District. The overall project shall be landscaped with sensitivity to its environment. A consistent palette of drought tolerant tree types, plant materials, and ground covers shall be incorporated throughout in relation to the architecture to create a strong and consistent sense of place and identity. The tree and plant palette shall be submitted in conjunction with specific site plan approval application for each phase. The landscape design shall comply with the following standards:
A.   Purpose: Landscaping shall define and enhance primary public entrances into each district.
B.   Design: Ornamental landscaping shall be strategically designed to provide intimate outdoor spaces for public amenities and at pedestrian pathways and entrances.
C.   Water Conservation: Landscape design shall promote water conservation by the use of water wise, drip irrigation, and drought tolerant plant types.
D.   Buffer: A landscaping buffer around the office park shall be provided to obscure parking fields from street view.
E.   Data Drive: Data Drive shall be lined with trees on both sides. Forty foot (40') maximum tree spacing shall be required for this corridor.
F.   Tree Palette: The tree palette for each district shall be a combination of deciduous and nondeciduous trees and shade and ornamental trees.
G.   Initial Tree Size: The initial tree size shall have a minimum two inch (2") caliper and be a minimum six feet (6') high.
H.   Minimum Percentage: The minimum landscape percentage for the office park shall be twenty percent (20%) inclusive of all phases. (Section 9-18H-100, exhibit H of this article.)
I.   Berms: Landscaping berms measuring three feet (3') in height shall be used around the perimeter of the office park to help minimize the visual impact of the parking field.
J.   Parking Screening: Parking shall be screened with landscaping when possible.
K.   Common Open Space: Residential common open space shall be not less than twenty five percent (25%) of the project area.
1.   Open space may be either in the form of urban hardscapes, enclosed common spaces buildings or landscaped softscapes.
2.   Open space areas shall be available to everyone residing in the boundaries of a development.
3.   Open space may include pathways and outdoor amenities.
4.   Open space excludes private balconies, decks, patio areas, vehicle parking, streets, and public sidewalks.
5.   Open space shall be distributed throughout the entire project.
L.   Plan Submitted: All multi-family, office/warehouse and vertical mixed use projects shall submit a landscaping plan in accordance with chapter 23, "Landscaping And Screening", of this title.
1.   Landscaping shall be used as a land use buffer where appropriate.
2.   To minimize the noise impacts of truck traffic on the nearby residential units, a landscaped buffer of twenty-five feet (25') in width shall be planted along the shared boundary of the office/warehouse and residential areas based on the following criteria:
a.   Evergreen hedges such as Emerald Green Arborvitae and shrubs such as Wintergreen Boxwood or similar varieties approved by the Planning Division shall be planted at a four foot (4') foot minimum height and spaced at ten feet (10') on center along the length of the landscaped area.
b.   Evergreen trees such as Norway Spruce, kindred spirit, or similar varieties approved by the Planning Division shall be planted at a minimum height of six feet (6') and spaced twenty feet (20') on center along the length of the landscaped area.
3.   Detention basins shall be adequately landscaped and maintained.
4.   Drought tolerant landscaping is highly encouraged. (Ord. 1151, 4-21-2015; Ord. 1651, 5-20-2025)

9-18H-050: PARKING STANDARDS:

Each parking area will be configured to reduce the appearance of large asphalt areas and be designed in accordance with the following standards:
A.   Office Buildings: The range of parking for office buildings shall be a minimum of 3.5 stalls and a maximum of six (6) stalls per one thousand (1,000) square feet.
B.   Retail Uses: Retail uses shall have the range of parking be a minimum of 3.5 stalls and a maximum of ten (10) stalls per one thousand (1,000) square feet.
C.   Stall Size: Parking stalls shall be eighteen feet (18') in length and nine feet (9') in width.
   D.   Compact Stalls: Compact parking stalls may be provided. Such stalls shall not be less than sixteen feet (16') in length and eight and one-half feet (8 1/2') in width. A maximum of thirty percent (30%) of the overall parking may be in compact spaces.
E.   Landscape Islands: Landscape islands shall measure eight feet (8') in width and eighteen feet (18') in length and shall be placed at either end of parking rows longer than fifteen (15) stalls.
F.   Hotel Parking: Hotel parking shall be a minimum of one stall per room.
G.   Residential Requirements: The parking requirement for each residential district shall be as follows:
1.   1.0 stall per one bedroom unit;
2.   1.75 stalls per two (2) bedroom unit;
3.   2.0 stalls per three (3) bedroom unit;
4.   A minimum of one covered parking space per unit shall be provided, including garages or carports.
H.   Office/Warehouse Parking Provisions:
1.   The provisions for "Deviations From Strict Compliance For Parking," as outlined in Section 9-25-090, are applicable.
2.   Parking requirements must adhere to the formulas specified in Table 9-25-1.
I.   Vertical Mixed Use (Retail/Restaurant Under Office) Parking Provisions:
1.   The provisions for "Deviations From Strict Compliance For Parking," as outlined in Section 9-25-090 shall apply.
2.   The parking formulas found in Table 9-25-1 shall be used to determine the appropriate number of parking spaces required.
3.   Developers are encouraged to implement "Shared Use Parking" strategies as permitted by Draper City Code Section 9-25-050(C). This approach helps prevent over-parking by allowing different users to share parking facilities at different times, optimizing space usage and reducing unnecessary pavement. (Ord. 1151, 4-21-2015; amd. Ord. 1651, 5-20-2025)

9-18H-060: LIGHTING STANDARDS:

A.   Illumination: Parking lot lighting in commercial areas, including Office/Warehouse and Vertical Mixed Use (Retail/Restaurant Under Office), shall provide adequate illumination at a minimum 0.5 foot-candle and maximum of four (4) foot-candles.
B.   Fixture Type: Parking lot lighting in commercial and office areas, including Office/Warehouse and Vertical Mixed Use (Retail/Restaurant Under Office) shall utilize cutoff type fixtures.
C.   Height: Parking lot lighting in commercial and office areas shall not be taller than thirty feet (30'). (Section 9-18H-100, exhibit I of this article.)
D.   Data Drive: Data Drive shall have decorative black streetlights. Spacing shall be no more than two hundred fifty feet (250') on center. (Section 9-18H-100, exhibit I of this article.)
E.   Residential Areas; Plan Required: All residential areas shall submit a lighting plan that illustrates lighting accommodation for automobile and pedestrian networks.
1.   Exterior lighting along streets shall be pedestrian in scale with a maximum height of fourteen feet (14'). (Section 9-18H-100, exhibit I of this article.)
2.   Low level bollard lighting is encouraged for illumination of internal pedestrian pathways. (Ord. 1151, 4-21-2015; amd. Ord. 1651, 5-20-2025)

9-18H-070: SIGNAGE STANDARDS:

Signage design and location shall be an important component of the Draper Pointe Mixed Use Commercial Special District. All signs shall be reviewed and approved by the Draper Pointe Mixed Use Commercial Special District Architectural Review Committee. Signage shall comply with the following standards:
A.   General Standards:
1.   Monument Signs: Each monument sign shall have a uniform, architecturally compatible design consistent with the Draper Pointe Mixed Use Commercial Special District design theme with faces not larger than one hundred (100) square feet. Monument signs shall not exceed seven feet (7') in height and fourteen feet (14') in width. (Section 9-18H-100, exhibit J of this article.)
2.   Wall Signs: Wall signs may be installed by individual businesses/buildings on freestanding and in-line single-/multi- tenant buildings and on hotels. Signs shall have individually illuminated letters or decorative sign cabinets. Where sign cabinets are utilized, they shall be built into the architectural fascia.
3.   Combined Total Of Wall Signs: The combined total of all wall signs (digital and non-digital) shall not exceed a maximum ratio of two (2) square feet of sign for each linear foot of building length on any one elevation.
4.   Suspended, Blade Type Projecting Signs: Suspended or blade type projecting signs are allowed provided they are not more than thirty (30) square feet of sign area. Each elevation will be allowed one suspended or blade type sign. Suspended or blade type signs may be provided along pedestrian walkways and shall maintain a minimum clearance of seven feet (7') above the pavement.
5.   Tower Signs: One tower sign shall be allowed for each hotel. The sign may be a multi-tenant sign and shall be no taller than forty feet (40') with a maximum sign area of two hundred (200) square feet.
6.   Vista Station: Vista Station monument signs shall be installed at specific locations throughout the project. (Section 9-18H-100, exhibit J of this article.)
7.   Location: The location of all signs must be approved by the City Engineer to ensure clearance of sight distance requirements. All sign locations shall also conform to the clear view area requirements in the American Association of State Highway and Transportation Officials (AASHTO) publication, "A Policy On Geometric Design of Highways and Streets".
8.   Utility Easements: All monument and tower signs shall be located outside of any public utility easement.
B.   Commercial, Office And Retail Uses: Commercial, office and retail uses shall be allowed the following:
1.   One monument sign is allowed per office building and one monument sign is allowed at the entrance to each office district.
2.   Wall signs shall be allowed on hotel, office and retail buildings per the following:
a.   Nonelectronic wall signs shall be allowed at a ratio of two (2) square feet for every one linear foot of building length.
b.   Electronic (digital) wall signs shall be allowed at a ratio of one-half (1/2) square foot for every one linear foot of building length.
3.   Wayfinding signs shall be allowed in the project. The overall height shall not exceed eight feet (8') and the area of the sign shall not exceed one hundred (100) square feet.
4.   Flags or banners placed on light poles shall be at least seven feet (7') above the pavement.
5.   Tower or pylon signs for hotels may also be electronic message signs. All electronic message signs shall comply with the standards in subsection D of this section.
C.   Residential Uses: Each residential use shall be allowed the following signage:
1.   Two (2) freestanding monument signs per the standards in subsection A of this section.
2.   Portable banner signs, with a maximum area of fifty (50) square feet shall be allowed in each residential project.
3.   Flags and A-frame signs shall be allowed during lease times for each residential project.
4.   Wall signs shall be allowed on residential buildings per the following:
a.   Nonelectronic wall signs shall be allowed at a ratio of two (2) square feet for every one linear foot of building length.
b.   Electronic (digital) wall signs shall be allowed at a ratio of one-half (1/2) square foot for every one linear foot of building length.
D.   Electronic Message Centers (EMC): A business which qualifies for an EMC within the Draper Pointe CSD shall be subject to the following:
1.   Such signs shall display full color messages or images only and the use of single colored text and images is prohibited.
2.   Each message/advertisement displayed on an EMC shall remain static for a minimum of eight (8) seconds. Animation, flashing, starburst or other similar frame effects are prohibited.
3.   Pixel pitch shall be as follows:
a.   EMCs in the CSD, but not directed toward Bangerter Highway shall have a true pixel pitch between one millimeter (1 mm) and ten millimeters (10 mm) due to closer proximity of travelers to signs.
b.   EMCs directed toward Bangerter Highway shall have a true pixel pitch between one millimeter (1 mm) and sixteen millimeters (16 mm) due to higher speeds and distance between travelers and signs.
c.   No EMC shall utilize a white or solid colored background for greater than or equal to fifty percent (50%) of the sign area.
d.   All EMCs are required to comply with the following LED sign illumination requirements:
(1)   All permitted EMCs shall be equipped with a sensor or other device that automatically determines the ambient illumination and is programmed to automatically dim according to ambient light conditions, or that can be adjusted to comply with the 0.3 foot- candle measurements. In addition, EMCs must have a default mechanism to turn off the sign within twenty four (24) hours of a reported malfunction.
(2)   Sign illumination levels for EMCs shall never, at maximum display intensity, exceed 0.3 foot-candle over ambient lighting conditions when measured at the distance based on the formula of square root of area of sign times one hundred (100). Light cutoff devices shall minimize light above the sign.
(3)   The illuminance of an EMC shall be measured with an illuminance meter set to measure foot-candles accurate to at least two (2) decimals. Illuminance shall be measured with the EMC off, and again with the EMC displaying a white image. All measurements shall be taken perpendicular to the face of the EMC at the distance determined by the total square footage of the EMC as set forth in this subsection.
(4)   The applicant shall submit a photometric matrix (showing the dispersal in foot-candles) showing that the sign meets all the requirements of this Code.
(5)   The owner shall be required to submit written certification from the sign manufacturer that the light intensity shall not exceed the maximum levels specified above and photocell dimming prior to the issuance of a sign permit. (Ord. 1274, 8-29-2017)

9-18H-080: ARCHITECTURAL REVIEW COMMITTEE:

The construction of any building or other structure within the development, including the design, architecture, exterior elevations, exterior finished and other architectural attributes will first be approved by the Architectural Review Committee. The Architectural Review Committee shall have the right to establish standardized construction guidelines for the development which are binding on the owners. No building or structure within the development will be reconstructed, altered, added to or maintained in such a fashion as to alter, in any material respect, the architectural appearance, character, motif or functional purpose of such item, unless such alteration is first approved in writing by the Architectural Review Committee. The Architectural Review Committee is not responsible for determining compliance with structural and building codes, solar ordinances, zoning codes or other governmental restrictions, all of which are the responsibility of the applicable owner. The Architectural Review Committee shall consist of as many persons, but not less than three (3), as the declarant, during the declarant control period, or the owners, following the expiration of the declarant control period, may from time to time appoint. At least one member shall be a professional in the field of architecture.
(Ord. 1151, 4-21-2015)

9-18H-090: PROCEDURES:

Approval of this Commercial Special District text and accompanying exhibits constitutes conceptual site plan approval for the office, commercial, hotel and residential components in accordance with City ordinances. Except provided otherwise herein, all other permits shall be processed in accordance with the Draper City requirements, ordinances and procedures. (Ord. 1151, 4-21-2015)

9-18H-100: EXHIBITS:

   EXHIBIT A - PROJECT AREA
   EXHIBIT B - SITE PLANS
 
   Office/Commercial/Residential South
   Residential, Retail And Hotel
   Office/Commercial/Residential South
 
Office/Warehouse and Vertical Mixed Use (Retail/Restaurant Under Office)
 
   EXHIBIT C
   Land Use Master Plan
   EXHIBIT D
   Sample Office Buildings
 
 
 
 
 
 
 
 
 
   EXHIBIT E
   Sample Retail Buildings
 
 
 
 
   EXHIBIT F
   SAMPLE HOTEL BUILDINGS
 
 
 
 
 
   EXHIBIT G
   SAMPLE RESIDENTIAL BUILDINGS
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
   EXHIBIT H
   SAMPLE OFFICE/WAREHOUSE & VERTICAL MIXED USE BUILDINGS
   Office/Warehouse
   Vertical Mixed Use
   EXHIBIT I
   LANDSCAPING
   ROW Landscaping
Galena Park
 
"Main East/West Corridor"
 
   Office Landscaping
 
 
    EXHIBIT J
   SITE LIGHTING
   Office Lighting
 
 
    Residential Lighting
 
 
    EXHIBIT K
   SIGNAGE
   Office And Hotel Signage
 
 
 
    200 West
 
    Residential Signage
 
 
 
 
    Vista Station Signage
 
 
(Ord. 1151, 4-21-2015; Ord. 1155, 5-26-2015; Ord. 1196, 3-15-2016; Ord. 16561, 5-20-2025)

9-18I-010: PURPOSE:

The White Mountain business district commercial special district (CSD-WMBD) is an area 38.68 acres in size, located with frontage along what is planned to become Lone Peak Parkway. The area is characterized by large vacant parcels with a secondary access point on Golden Harvest Road and to major city transportation corridors. Given the site's prominence, the city anticipates a substantial employment and business presence within the CSD-WMBD that forwards the community's economic development goals. With its high level of visibility to residents and visitors alike, architectural integrity and quality design controls are crucial to implementing the city's goals and objectives. The area is commonly known as the White Mountain business district. The White Mountain business district is a master planned project with multiple architecturally compatible buildings fronting along Lone Peak Parkway, one of Draper City's major commercial/industrial corridors. The project will incorporate the community's design goals for commercial, industrial and retail developments in all aspects. (Ord. 1130, 10-7-2014)

9-18I-020: DEVELOPMENT RIGHTS:

Approval of this commercial special district text and accompanying exhibits constitutes conceptual approval of the site plan illustrated in section 9-18I-140, exhibit A of this article, in accordance with city ordinances. Except as provided otherwise herein, all other permits shall be processed in accordance with the Draper City requirements, ordinances and procedures. (Ord. 1130, 10-7-2014)

9-18I-030: DEFINITIONS:

The following specific use definitions apply only to the CSD-WMBD. Except as otherwise noted herein, all other terms shall conform to this title:
MANUFACTURING (CONTROLLED): An establishment engaged in the manufacture of finished products or parts, predominantly from previously prepared materials, including processing, fabrication, assembly, treatment and packaging, and incidental storage, sales and/or distribution of such products, but excluding basic industrial processing and manufacturing activities. These uses shall not have any recognizable odor, vibration, or other discernible impacts outside the building and shall not violate any applicable noise ordinance of Draper City.
SUPPORTING DAYCARE, GENERAL: An establishment that provides care, protection and supervision for individuals on a regular basis away from their primary residences for less than twenty four (24) hours per day, and whose primary source of clients is supporting business employees in the CSD-WMBD.
SUPPORTING PRESCHOOL: An establishment that provides, as a principal function, educational instruction for preelementary school aged children age three (3) to six (6), on a regular basis away from their primary residences for less than twenty four (24) hours per day and whose primary source of clients is supporting business employees in the CSD-WMBD.
TECHNOLOGY BASED RESEARCH AND DEVELOPMENT: An establishment that engages in, as a principal function, research and development of products or services using specific or innovative technology based means. This use may include conceptual design and testing of a product, prototype, just in time, and end user manufacturing, trials, storage and distribution of the product. Preferred types of technology based research and development may include, but are not limited to, medical device and medical product manufacturing, bioscience manufacturing, technology manufacturing, plastic/resin type injection molding or thermoforming, information technology and other types of outputs that typically require highly skilled inputs as components to the end product or service.
WHOLESALE AND WAREHOUSING: An establishment that is primarily engaged in the storage and sale of goods to other firms for resale, as well as activities involving significant movement and storage of products or equipment. Uses include major mail distribution centers, frozen food lockers, moving and storage firms, and warehousing and storage facilities. (Ord. 1130, 10-7-2014)

9-18I-040: GENERAL DEVELOPMENT STANDARDS:

Except as otherwise set forth in the master plan and this article, development of CSD-WMBD shall adhere to the applicable provisions of this code, including, without limitations, the supplementary development standards of the city set forth at chapter 27 of this title. CSD-WMBD may also include office uses incorporated into the retail or industrial phases of the CSD-WMBD so long as they adhere to the use and design guidelines established in this article. The master plan is conceptual in nature and may be modified so long as the modifications are consistent with the provisions of this article. (Ord. 1130, 10-7-2014)

9-18I-050: SPECIAL DESIGN STANDARDS:

The following narrative is intended to further explicate the concept plan and illustrations contained in this chapter:
A.   Setbacks:
1.   South: All buildings shall be set back at least one hundred feet (100') from the south boundary. The southern setback, except for those portions that are landscaped as noted below, may be used for parking or traffic circulation:
a.   Prior to the construction of any building within one hundred fifty feet (150') of the south boundary, an eight foot (8') tall masonry wall or precast concrete wall shall be constructed on that portion of the south boundary that is immediately south of the site improvement area. Also, prior to any occupancy of such a building enhanced landscaping adjacent to the wall and adjacent to the building shall be installed. If the temporary certificate of occupancy is ready during the winter months, the landscaping shall be installed at the beginning of the next growing season.
2.   East: The minimum front setback for building and parking shall be at least twenty feet (20') measured from back of street curb.
3.   North: All buildings shall be set back at least sixty feet (60') from the north boundary.
4.   West: All buildings shall be set back at least ten feet (10') from the west boundary. (Ord. 1130, 10-7-2014)

9-18I-060: PERMITTED USES:

Bank or financial institution.
Business equipment rental and supplies.
Business service.
Call center.
Commercial vehicle and equipment rental or sale.
Commercial vehicle and equipment repair, in conjunction with a permitted use.
Construction sales and service.
Cultural service.
Franchise municipal use.
Gasoline service station.
Gasoline service station, but only in conjunction with a convenience store within the WMBD.
Government service.
Higher education facility, private.
Higher education facility, public.
Indoor sporting/recreation events.
Low power radio services facility.
Manufacturing.
Medical cannabis pharmacy.
Medical or dental laboratory.
Municipal use.
Office, general.
Post office.
Printing and copying, limited.
Printing, general.
Protective service.
Public utility substation.
Recreation and entertainment, indoor.
Repair service.
Research service.
Retail, general.
Storage units.
Supporting daycare, general, in conjunction with a permitted use.
Supporting preschool, general, in conjunction with a permitted use.
Technology based research and development.
Trade/vocational school.
Transportation service.
Vehicle rental.
Vehicle repair, general, in conjunction with a permitted use.
Vehicle sales.
Wholesale and warehousing.
Wholesale and warehousing, limited.
Wireless telecommunications facility.
(Ord. 1130, 10-7-2014; amd. Ord. 1418, 1-21-2020)

9-18I-070: CONDITIONAL USES:

Auto, truck, RV and equipment storage.
Car wash.
Commercial vehicle and equipment repair, when the use is not in conjunction with a permitted use.
Funeral home.
Garage, public.
Outdoor storage and display for retail uses.
Outside "laydown" storage of materials and supplies for an industrial, manufacturing or commercial use.
Vehicle repair, general, when the use is not in conjunction with a permitted use.
(Ord. 1130, 10-7-2014)

9-18I-080: GENERAL DESIGN GUIDELINES:

The master plan provides for various potential retail, office and industrial development uses in designated areas of the CSD-WMBD in accordance with the following design standards:
A.   Entrances: All building entrances shall be clearly articulated to indicate a transition from the exterior to the interior of the building. Every main entrance shall have a special emphasis when compared to the other portions of the building. The total portion of the front elevation shall be made up of thirty percent (30%) entrance features measured in surface area. This shall be accomplished through the use of at least three (3) of the following near entrances:
1.   Prominent Feature: A prominent architectural feature that is unique to the overall building design;
2.   Materials, Colors: Complementary yet differing building materials or colors;
3.   Windows, Glass: Increased use of windows or glass;
4.   Pedestrian Amenities: Pedestrian amenities that may include patios, porches, special paving treatments, seating areas, or awnings; or
5.   Landscaping: Increased landscaping.
B.   Materials: Quality long lasting materials shall be required for all buildings in order to contribute to the aesthetics of the community over the long term. Permanence in design and construction will add to the overall value and sustainability of the community.
1.   Colors: A minimum of three (3) colors per elevation shall be required.
2.   Color Utilization: Color utilization should be sensitive to existing development within the vicinity and the natural landscape in which the project is situated.
3.   Primary Materials: Brick, stone, ceramic tile, wood fiber/composite siding, tilt-up exposed concrete, and concrete masonry units (CMU), are acceptable primary materials. CMU must be colored and feature decorative or architectural finishes such as honed, scored, offset or split face. Gray CMU block is not an acceptable finished building material and shall not be permitted on any finished building elevation with the exception of minimal foundation exposure.
4.   Secondary Materials: Secondary materials may include vinyl, stucco, EIFS, wood siding or metal components. Materials such as awnings, wood timbers and other similar features will be considered accent and not figured into the totals of primary and secondary materials.
C.   Building Facade: The building elevations shall be designed and constructed using the general and conceptual guidelines illustrated in section 9-18I-140, exhibit B of this article.
1.   Entrances: Each building entrance shall have a minimum of two (2) primary materials. No more than fifty percent (50%) of the building entrances shall be constructed of any one primary material.
2.   Remaining Surface: Remaining building surface shall be comprised of primary building materials with variations using reveals, texture, or color.
3.   Calculations Not Included: Doors, glass and roofing materials shall not be included in the calculations of primary and secondary materials.
D.   Additional Guidelines:
1.   Height: No building shall be taller than sixty five feet (65') measured from the average of finished grade.
a.   No building shall be taller than thirty five feet (35') in height without a terraced design which sets back the additional height one hundred fifty feet (150') from the south property line.
b.   Average finished grade shall be measured six feet (6') out from the perimeter of the building.
c.   Truck docks shall be excluded from the calculation of the average grade plane.
2.   Maximum Lot Coverage: Maximum building lot coverage shall be fifty percent (50%).
3.   Dumpsters: Dumpsters shall be screened from view by concrete or masonry screen walls incorporated within the truck courts or enclosed within a concrete or masonry enclosure designed to be compatible with the overall project architecture.
4.   Outside Storage: Outside storage, where allowed for retail uses, shall be located no closer than one hundred fifty feet (150') from any street or one hundred twenty feet (120') from the south boundary line of the property and shall be contained within a secured minimum eight foot (8') vinyl coated chainlink fence with vinyl slats, concrete wall or masonry wall, designed to visually screen the stored items from the street.
5.   Emergency Access: Any vehicular ingress or egress point to Golden Harvest Road or Green Clover Road shall include an emergency access gate.
E.   Architectural Review Committee: The CSD-WMBD architectural review committee shall consist of two (2) representatives of the developer of the project and one representative to be determined by the tenants. (Ord. 1130, 10-7-2014)

9-18I-090: OFF STREET PARKING:

A.   Development Parking: Parking within the development shall be provided in such a manner that provides for a cohesive environment between adjacent buildings. Placement for parking should be convenient for tenants and not create an obstruction for truck court traffic.
B.   Number Of Parking Required:
1.   Retail uses: For every one thousand (1,000) square feet of retail space, there shall be a minimum of four (4) parking spaces.
2.   Office uses: For every one thousand (1,000) square feet of office space, there shall be a minimum of four (4) parking spaces.
3.   Warehouse uses: For every one thousand (1,000) square feet of warehouse space, there shall be a minimum of one-half (1/2) parking space.
4.   Manufacturing uses: For every one thousand (1,000) square feet of industrial or manufacturing space, there shall be a minimum of one parking space.
C.   Parking Setback: All parking shall be set back from the property line bordering a street by a minimum of thirty feet (30'). All parking shall be set back a minimum of thirty feet (30') from a property line bordering a residential zone.
D.   Parking Area Landscaping:
1.   Landscaping shall be provided at the end of each row.
2.   Rows of adjacent parking shall have landscaping in the form of a six foot by six foot (6' x 6') diamond every ten (10) linear stalls or a minimum five foot (5') wide landscape strip.
3.   The maximum number of parking spaces in a row without separation by a landscaping island shall be twenty (20).
4.   The minimum amount of parking lot landscaping shall be five percent (5%) which shall be included in any calculation of total open space requirements for the project and for each phase. (Ord. 1130, 10-7-2014)

9-18I-100: GENERAL LANDSCAPING/OPEN SPACE STANDARDS:

The CSD-WMBD shall be landscaped as follows:
A.   Minimum Percentage: The minimum landscaping/open space required for the development as a whole will be thirteen percent (13%).
B.   Phases Of Construction: Landscaping/open space for each phase of a development shall be generally constructed and improved along with the building being constructed in the phase.
C.   Materials: Plant materials shall be selected for their adaptability to the Great Basin environment. Selected plant materials shall have low water usage attributes. All plant materials and trees shall be drought tolerant and approved for climate zone 5.
D.   Emphasis: Selected plant materials shall complement the proposed architecture by adding emphasis to primary points of public access to buildings, providing shade to commonly used paths for pedestrians and contrasting larger continual planes of the buildings.
E.   Interference: Plant materials shall not interfere with anticipated large vehicles using roads and service bay areas.
F.   Types, Size Of Trees: All deciduous trees shall be at least two inch (2") caliper and all evergreen trees shall be at least five feet (5') in height. Fruit bearing trees are prohibited. A licensed landscape architect is hereby given the discretion to substitute deciduous trees for evergreen trees based on soil condition and water table depth.
G.   Landscape Strip: Buildings shall include a five foot (5') minimum landscape strip located between building front and adjacent sidewalk or parking area. All outside areas shall be landscaped with a combination of lawn, columnar trees, shrubs, decorative grasses and rock ground cover.
H.   Front Yards: All front yards are required to be landscaped with thirty percent (30%) live ground cover, and one tree for each fifty (50) linear feet, and one shrub for each six (6) linear feet. Decorative grasses and grouping of plants is encouraged.
I.   Plans Submitted: Landscaping plans shall be submitted to the zoning administrator for review and approval in accordance with the landscape standards set forth in this section.
J.   Land Use Buffers:
1.   A minimum thirty foot (30') landscape buffer shall be provided between this development and adjacent residential uses. The buffer shall be constructed at the time that adjacent land is developed.
2.   The buffer shall have a minimum eight foot (8') screen wall constructed of either concrete or masonry. Style and type shall match the architectural styling of the development.
3.   A minimum two inch (2") caliper shade trees with the potential for thirty five foot (35') high canopy shall be installed in the buffer. They shall be spaced a maximum of thirty feet (30') apart along the buffer. Evergreen trees, a minimum of five feet (5') tall at planting with the potential to grow to thirty five feet (35') tall, shall be installed thirty feet (30') apart along the buffer, alternating or staggering with the deciduous trees.
4.   Trees shall be installed at the top of a two foot (2') berm located in the buffer and shall be as specified or designed as shown in section 9-18I-140, exhibit C of this article.
5.   The landscape buffer on the south boundary will have turf planted throughout with the appropriate irrigation. Alternatively, landscape plans prepared by a licensed landscape architect with a different plan may be approved by the city. (Ord. 1130, 10-7-2014)

9-18I-110: LIGHTING DESIGN:

A.   Parking Lot, Truck Court: Parking lot and truck court lighting shall provide adequate illumination and where light poles are used shall be no taller than thirty feet (30').
B.   Illumination: Illumination levels shall be designed to a minimum standard of one and one-half (11/2) foot-candles at the most remote point. At the southern property line the minimum foot-candles allowed shall be zero.
C.   Automobile Parking Lots: Automobile parking lots shall be lit by wall mounted light fixtures on the building or by light poles. Light poles used for automobile parking lot lighting shall not be taller than thirty feet (30'), measured from the driving surface to the fixture lens. They shall be located in landscape areas adjacent to the parking areas.
D.   Truck Court Lighting: Truck court lighting shall be lit from wall mounted light fixtures on the building. The mounting height shall not exceed the height of the building parapet wall.
E.   Design: Both pole mounted and building mounted light fixtures shall be of a design to not allow direct light to escape above the ninety degree (90°) plane of the fixture lens. Preferred parking lot light pole colors shall be stainless steel and/or silver or white. Light poles adjacent to Lone Peak Parkway shall be black.
F.   Spillage: Light is prohibited from directly spilling off site onto adjacent land parcels that abut the perimeter of the CSD-WMBD. Light spillage may occur in commonly shared truck courts that straddle separate parcels within the CSD-WMBD. In order to accommodate the unique commercial design constraints and uses contained within the CSD-WMBD, the district may include appropriate lighting designs up to a maximum of twenty four (24) foot-candles directly beneath the light source and may include light fixtures up to four hundred (400) watts. (Ord. 1130, 10-7-2014)

9-18I-120: SIGNAGE:

Signage design and location shall be an important component of CSD-WMBD. All signs shall be reviewed and approved by the CSD-WMBD architectural review committee. Signage shall comply with the following standards:
A.   Monument Signs: Two (2) monument signs shall be allowed per building. Each monument sign shall have a uniform, architecturally compatible design consistent with the White Mountain business district commercial special district design theme with a sign area not larger than ninety eight (98) square feet. Locations shall be approved by the city to ensure clearance of sight distance requirements at entries and adequate separation for readability. One sign per building is allowed along each main access road on the north and south of the buildings. Monument signs shall not exceed seven feet (7') in height and fourteen feet (14') in width (see section 9-18I-140, exhibit D of this article).
B.   Tower Signs: In addition to monument signs allowed per building, one tower sign shall be allowed at the entrance to the office park. Signs shall not exceed six feet (6') in width and sixteen feet (16') in height and shall not exceed ninety six (96) square feet in sign area. Tower signs shall be at least fifteen feet (15') from the public right of way and shall meet the sight distance requirements (see section 9-18I-140, exhibit D of this article).
C.   Wall Signage: Wall signage may be installed by individual businesses/buildings on freestanding and in-line single-/multi- tenant buildings (see section 9-18I-140, exhibit D of this article).
1.   Types of wall signage shall be limited to the following:
a.   Individually cut letters or signs from plastic or aluminum;
b.   Painted directly on the exterior of the building;
c.   Individual pan channel letters mounted on a raceway. Pan channel letters may be illuminated;
d.   Decorative sign cabinets. Where sign cabinets are utilized they shall be built into the architectural fascia.
2.   Signage shall be allowed on all sides of the building that are visible from a street or drive aisle (see section 9-18I-140, exhibit D of this article).
3.   Where a tenant or building occupant has more than one entry, multiple signs will be allowed to define different divisions of the company.
4.   For every one linear foot of building length per tenant, two (2) square feet of wall signage shall be allowed.
D.   Wayfinding Signs: Wayfinding signs shall be allowed in the project. Height shall not exceed eight feet (8'). The area of the sign shall not exceed one hundred (100) square feet.
E.   Suspended, Blade Type Projecting Signs: Suspended or blade type projecting signs may be provided along pedestrian walkways and shall maintain a minimum clearance of seven feet (7') above the pavement (see section 9-18I-140, exhibit D of this article).
F.   Flags, Banners: If flags or banners are placed on light poles, they shall be at least seven feet (7') above the pavement. (Ord. 1219, 7-5-2016)

9-18I-130: DEVELOPMENT APPROVALS; MINOR MODIFICATIONS:

A.   Review: Site plans for any development in the CSD-WMBD shall be reviewed by the planning commission as the city's land use authority pursuant to the processes specified in this code.
B.   Processing: Subdivisions of any property within CSD-WMBD shall be processed as specified in this code.
C.   Land Use Authority: Other than a subdivision or site plan, the zoning administrator may act as the land use authority and approve applications for development permits that comply in all regards with the CSD-WMBD.
D.   Modifications: The zoning administrator may also approve applications for development approvals that vary from the concept plan so long as such modifications do not alter the general intent of this CSD-WMBD nor diminish the sizes of setbacks, the percentages of required landscaping, the parking ratios for uses or any of the other specific design standards specified in this CSD-WMBD.
E.   Application: Any application for approval of any such modification shall submit to the zoning administrator an explanation of how any proposed modification complies with the general intent of the concept plan and this CSD-WMBD and any effects that such proposed modification may have on the remaining portion of the development.
F.   Zoning Administrator Determination Inappropriate: If the zoning administrator determines for any reason that it would be inappropriate for the zoning administrator to approve any proposed modification, the zoning administrator may require the proposed modification to be processed by the appropriate land use authority as generally provided in this code.
G.   Time Limit For Determination: The zoning administrator shall consider and decide upon a proposed modification within a reasonable time. (Ord. 1130, 10-7-2014)

9-18I-140: EXHIBITS:

   EXHIBIT A
   CONCEPT SITE PLAN
 
   EXHIBIT B
   BUILDING ELEVATION CONCEPTUAL GUIDELINES
 
   EXHIBIT C
   SOUTHERN BOUNDARY LANDSCAPING PROFILE
 
(Ord. 1130, 10-7-2014)
   EXHIBIT D
   CONCEPTUAL SIGNAGE
 
 
 
 
(Ord. 1219, 7-5-2016)

9-18J-010: PURPOSE:

The 11400 South Lone Peak Parkway Commercial Special District (CSD-11400 LPP) is an area approximately thirty five (35) acres in size, located at the southwest corner of 11400 South and Lone Peak Parkway. The 11400 South Lone Peak Parkway CSD is a master planned retail and office project designed as an automobile center to include the sale of new and used vehicles, auto repair, collision repair, auto rental, and sales of auto related products and services, together with office buildings and general office and commercial uses. The project will incorporate the community's design goals for commercial development and promote economic development within Draper City. (Ord. 1335, 7-17-2018)

9-18J-020: PERMITTED USES:

Unless otherwise allowed by State law, the following uses are considered permitted uses within the CSD:
Auto, truck, RV, equipment storage.
Automotive collision repair.
Automotive self-service station.
Automotive service and repair.
Bank or financial institution.
Business or financial services.
Car wash.
Dealership, new (autos, trucks, RV, ATV, boat, sales and service).
Dealership, rental (autos, trucks, RV, ATV, boat, sales and service).
Dealership, used (autos, trucks, RV, ATV, boat, sales and service).
Equipment sales and service.
Government service.
Medical cannabis pharmacy.
Municipal uses.
Museum.
Office, general.
Parking lot.
Parking structure.
Professional office.
Restaurants.
Retail, commercial.
Retail, general.
Utility, minor.
Vehicle rental.
Wireless telecommunication tower.
(Ord. 1335, 7-17-2018; amd. Ord. 1418, 1-21-2020)

9-18J-030: CONDITIONAL USES:

Unless otherwise allowed by State law, the following uses are considered conditional uses within the CSD:
Assisted living facility.
Convenience store.
Dwelling, multiple-family.
Franchise Municipal uses.
Medical/healthcare office. (Ord. 1335, 7-17-2018)

9-18J-040: EXTENT OF CSD:

The standards outlined in this article shall apply to all properties within the boundaries of the CSD which are shown in section 9-18J-090, exhibit A, "CSD District", of this article. (Ord. 1335, 7-17-2018)

9-18J-050: SCHEMATIC DEVELOPMENT PLANS, SITE PLAN APPROVAL:

Development within the CSD shall be substantially consistent with the general, conceptual development plan shown in section 9-18J-090, exhibit B, "Conceptual Site Plan", of this article. Development within the CSD may proceed in phases and shall be consistent with the following requirements:
A.   Access:
1.   Driveway Access: The access points depicted on the conceptual site plan as "proposed access point(s)" along Lone Peak Parkway are approved and additional access points may be added in accordance with City and State processes. All access points on 11400 South shall require Utah Department of Transportation (UDOT) approval; provided, that the City approves the continued use of the existing access point on 11400 South shown on the conceptual site plan. Except where otherwise required for compliance with applicable codes and for fire lanes, driveways shall be a minimum of twenty four feet (24') wide and all drives shall have a minimum 12.5 foot radius.
2.   Deacceleration Lanes: Two (2) deacceleration lanes shall be installed at an access point to allow right-in traffic traveling south along Lone Peak Parkway and a second deacceleration lane to allow right-in traffic traveling east along 11400 South Street, subject to UDOT approval.
B.   Site Plans:
1.   Independent Development: Each dealership and the office use depicted on the conceptual site plan may be developed independent of the other and the precise boundaries of each use will not be set until an overall site plan or each individual site plan is submitted for approval.
2.   Approval: The general configurations depicted on the conceptual site plan are approved and site plans which conform to the conceptual site plan shall be approved in accordance with this article. The Zoning Administrator shall be the Land Use Authority designated to approve any site plans submitted in this CSD District, and each site plan approval shall be treated as a separate administrative approval.
3.   Variations: Site plans for any particular site may vary from the conceptual site plan, without requiring an amendment of this article, so long as the site plans comply with applicable City ordinances. (Ord. 1335, 7-17-2018)

9-18J-060: DEVELOPMENT STANDARDS:

A.   Architectural Theme: All buildings shall share a similar architectural theme as depicted in section 9-18J-090, exhibit C, "Architectural Themes", of this article.
B.   Architectural Design And Materials:
1.   Primary building materials shall be selected which require low maintenance, such as brick, split face concrete masonry units (CMU), aluminum composite material (ACM) panels, stone, ceramic tile, wood or concrete fiber composite siding, cultured stone, metal, or hardiboard.
2.   Secondary building materials may include stucco, EIFS and other metals.
3.   Prohibited materials and finishes include corrugated sheet metal, exposed (unpainted) concrete, vinyl siding and shake shingles.
4.   Tilt-up concrete construction is permitted.
5.   Roofs shall not be exposed unless they are part of the decorative or architectural treatment of the building, such as parapets, columns, etc. Varying rooflines and parapets shall be used to add architectural interest and to avoid the appearance or sense of monotonous roofline expanses.
6.   Building entrances shall be clearly articulated to indicate a transition from the exterior to the interior of the building.
C.   Lot Coverage: Lot coverage by buildings shall not exceed forty percent (40%) of each site.
D.   Buffers, Fences, And Walls: As part of the site plan approval process, special buffers, fences, and/or walls shall be required to provide separations between public/commercial areas, service, loading, refuse collection, equipment and/or storage areas.
E.   Building Size: There is no maximum building size based on square footage.
F.   Building Height: Maximum building height measured to the roof plane shall be fifty six feet (56'), exclusive of parapets and building equipment.
G.   Parking/Vehicle Storage: The minimum number of parking spaces required for an automobile dealership shall be 2.5 spaces per one thousand (1,000) square feet of showroom sales floor area, plus two (2) spaces per one thousand (1,000) square feet for vehicle repair floor area. All other uses shall provide at least the minimum parking spaces required by this Code.
H.   New And Used Car Display: Car displays, arrangement of parking spaces, and circulation shall be at the dealer's option. However, no car displays shall block minimum required clear vision areas at driveway intersections or block lanes for public safety, egress or fire access. These clear vision areas and emergency access lanes required driveways shall be noted on the proposed site plan.
I.   Security For Display Vehicles: To the extent deemed necessary by individual dealers, curb walls no higher than sixteen inches (16"), closely spaced concrete bollards, berms, low security fencing and rails may be used. Design must be compatible with project theme and architectural detailing in other parts of the site.
J.   Inventory/Parts Storage Areas: Inventory/parts storage areas shall be provided within buildings or on site behind buildings or in screened areas. To the extent practical, areas for storage should be combined with adjacent dealership properties.
K.   Fences, Screens And Walls:
1.   Compatibility: Fences, screens and walls shall be compatible and architecturally complementary between two (2) adjoining sites. This may be achieved by use of similar materials and finishes to the building, landscaping materials, or other architectural design features.
2.   Location: Location of fences shall be compatible with adjoining property users to permit the common use of gates and accesses.
3.   Prohibited Fencing; Exception: Neither chainlink fencing nor plain concrete block fences are permitted, except where not visible from public streets or outdoor sales and display parking areas, unless adequately screened with landscaping materials. Stamped concrete walls are acceptable when required by code.
4.   Screening Walls: Ten foot (10') screening walls around auto storage areas shall be permitted.
L.   Display Pedestals:
1.   Number: The number of display pedestals allowed in the front setback shall be one pedestal per one hundred feet (100') of street frontage. The total number of pedestals allowed on the site may be clustered together to achieve more effective display, sales area, or circulation.
2.   Distance: Display pedestals shall be no closer than two feet (2') from a property line.
M.   Site Lighting:
1.   Height Of Light Source: The height of any light source shall not exceed thirty feet (30') to the top of the luminaire or pole.
2.   Night Standards: No lighting of one hundred fifty (150) watts or greater shall be used after ten thirty o'clock (10:30) P.M., except for light fixtures used for security lighting.
3.   Pole Lighting: Pole lighting should only be implemented for parking areas, automotive sales areas, automotive display areas and other vehicular circulation features.
4.   Wall Pack Lighting: Wall pack lighting may be used to illuminate building entrances, parking areas, display areas, and vehicular circulation areas.
5.   Primary Light Poles: The number of primary light poles shall not be restricted except to the foot-candle maximums listed herein.
6.   Pole Spacing: Light pole spacing shall be determined by a site photometric plan.
7.   Security Lighting: Security lighting shall be provided to protect persons and property as well as to allow for proper function of surveillance equipment.
8.   Illumination Intensities: Illumination intensities for auto dealerships and auto dealership canopies shall be fifty five (55) foot-candles maximum, and twenty (20) foot-candles maximum average. Office parking lot areas shall have illumination intensities of five (5) foot-candles maximum, and three (3) foot- candles maximum average.
9.   After Hour Illumination: After hour illumination intensities for auto dealerships and auto dealership canopies shall be thirty (30) foot-candles maximum, and ten (10) foot-candles maximum average. Office parking lot areas shall have after hour illumination intensities of three (3) foot-candles maximum, and two (2) foot-candles maximum average.
10.   After Hours Reduction: After hours lighting reduction shall be accomplished by one of the following:
a.   Every third fixture to shut off by time clock after hours; or
b.   Dimming all fixtures by at least thirty three percent (33%) if LEDs or similar technology is used.
11.   Staged Lighting: Staged lighting is not required for this project.
12.   Buffering: Any lighting implemented as a part of a plan along a property line shared with a residential zoning district shall conform to the following. These requirements shall not apply if property line is adjacent to a public right-of-way, railway, commercial property, or automotive dealership:
a.   The maximum illumination at any point along the property line shall be one foot-candle measured at finish grade.
b.   A lighting study shall be provided for this project with illumination readings spaced no greater than ten feet (10') apart.
N.   Multi-Family:
1.   Location: Any multifamily use shall be limited to "area A" as shown on section 9-18J-090, exhibit B, of this article.
2.   Density: Building density shall be a maximum of twelve (12) units per acre.
3.   Building Height: All multi-family buildings shall have a 2-story height limit.
4.   Applicable Codes: All multi-family development shall be in accordance with chapter 32 of this title. (Ord. 1335, 7-17-2018)

9-18J-070: LANDSCAPE STANDARDS:

A.   Variety Of Materials: Landscaping shall consist of a variety of trees, shrubs, flowers, grass and other planted material, and shall be primarily comprised of water wise landscaping applications of ground covers, rock and mulch totaling at least fifteen percent (15%) of the CSD District.
B.   Water Efficient Materials: All new landscaping shall incorporate water efficient landscape materials to the extent feasible.
C.   Width Along Public Rights-Of-Way: A minimum of six feet (6') width of perimeter landscaping without berms or screening will be required along all public rights-of-way. A minimum of four feet (4') width of landscaping will be required as rear and side yard landscaped areas.
D.   Number Of Trees: Within the required perimeter landscape area along public rights-of-way, at least one tree shall be planted for every one hundred feet (100') of frontage.
E.   Islands: Within the parking lot landscape areas of parking/display areas, the landscape area required shall be a landscape island at the end of each parking row with a minimum of one tree per island.
F.   Uses Not Related To Dealership: Parking lot landscaping for all uses which are not related to an automobile dealership shall be a minimum of seven percent (7%) of the parking area. The parking areas may use diamond planters and all planters shall be configured to allow efficient and safe parking and may be located at the end of parking rows.
G.   Elimination; Conditions: Landscaping on other side or rear yard barriers or side yards between properties within this CSD District may be eliminated if the yard area is used in conjunction with an adjoining property for common driveways, display and/or parking.
H.   Landscape Requirements When Adjacent To Residential Zone:
1.   A landscape buffer of twenty feet (20') shall be provided between office, parking lot or commercial uses when located adjacent to a residential zone.
2.   Trees within the buffer area shall be planted at one evergreen tree per twenty (20) linear feet of frontage adjacent to the residential zone. Trees may be grouped but in no case shall an adjacent residential property have less than one buffer tree along its adjoining frontage.
3.   An eight foot (8') high masonry, precast concrete, lightweight precast fiber reinforced concrete or light weight steel reinforced polyethylene plastic wall shall be used between abutting commercial, or office land uses and residential zone.
4.   When the requirements of a land use buffer exceed those of other requirements along a property line, the land use buffer requirements shall apply. (Ord. 1335, 7-17-2018)

9-18J-080: SIGNAGE:

Signage is an important component for the success of the sales activities within the CSD District. All signs shall comply with the Draper City sign ordinance, with the following exceptions:
A.   General Standards:
1.   Location of all ground mounted signs shall be located to meet the requirements for traffic safety and visibility and shall be located outside the clear view area.
2.   Illuminated signs shall be internally lighted. Exposed neon is also permitted as an accent or decorative sign element.
3.   No flat faced box or cabinet type sign with painted copy shall be permitted.
4.   If signage is integrated with an architectural feature of the building, such as a backlit element, face or column, or a design element that is cast into architectural materials, only the portion of the sign that is text or corporate logo shall be counted toward the total allowed signage area.
5.   Approval of this CSD shall constitute the approval of the master sign program as shown in section 9-18J-090, exhibits D, "Master Sign Plan", and E, "Sign Theme", of this article.
6.   All banner signs, inflatables, flags, balloons, animated signs and temporary signs, as allowed in this article, shall not require an additional sign permit from Draper City.
B.   Permanent Signage:
1.   Marquee Sign: The CSD District may have one "marquee sign", or monolithic sign, which is a sign which complies with the following requirements and limitations:
a.   One marquee sign may be located in the approximate location shown in section 9-18J-090, exhibit D of this article;
b.   The maximum height shall not exceed seventy five feet (75') above sidewalk grade adjacent to the marquee sign;
c.   The maximum sign area shall not exceed six hundred (600) square feet per sign face area and shall have no more than two (2) sign faces;
d.   No more than two (2) electronic changeable message displays may be located on the marquee sign and each electronic display shall not exceed fifty percent (50%) of each sign face area. Electronic message displays shall incorporate photocell light sensors, with automatic dimming technology. The sign illumination levels for the electronic display shall never operate at a brightness intensity exceeding 0.5 foot-candle over ambient lighting conditions when measured two hundred feet (200') from the sign face; and
e.   Each electronic changeable message display shall be oriented to either those exiting Interstate 15 or traveling along 11400 South Street.
2.   Dealership Identification Signs: The CSD District may have up to three (3) "dealership identification signs" in the style of a pole sign, monolithic sign, or tower sign, each of which is a sign which complies with the following requirements and limitations:
a.   Each dealership identification sign may be located in the approximate location depicted in section 9-18J-090, exhibit D of this article;
b.   The maximum height of each dealership identification sign may not exceed sixty feet (60') measured from the adjacent sidewalk;
c.   The maximum sign area of each dealership identification sign may not exceed four hundred (400) square feet per each sign face.
3.   Primary Monument Signs: The CSD District may have up to four (4) "primary monument signs", each of which is a sign which complies with the following requirements and limitations:
a.   Each primary monument sign may be located in the approximate location depicted in section 9-18J-090, exhibit D of this article;
b.   The maximum height of each primary monument sign may not exceed sixteen feet (16') measured from the adjacent sidewalk;
c.   The maximum sign area of each primary monument sign may not exceed two hundred (200) square feet per each sign face.
4.   Office Monument Signs: The CSD District may have up to three (3) "office monument signs", each of which is a sign which complies with the following requirements and limitations:
a.   Each office monument sign may be located in the approximate location depicted in section 9-18J-090, exhibit D of this article;
b.   The maximum height of each office monument sign may not exceed sixteen feet (16') measured from the adjacent sidewalk;
c.   The maximum sign area of each office monument sign may not exceed two hundred (200) square feet per each sign face.
5.   Building Signage: Each building within the CSD District may have building signage complying with the following requirements and limitations:
a.   Location: Signs shall be mounted on building facades parallel to and contiguous with the wall upon which the sign is attached. Signs may be attached to screen walls or service buildings facing a street.
b.   Sign Area: A maximum sign copy area allowance for each facade of a building facing a public right-of-way shall be ten percent (10%) of the facade. In the case that a building fronts a public way on more than one facade, the maximum sign area allowance shall apply to each facade. A transfer of sign allowance area between facades on the same building shall not exceed one hundred twenty five percent (125%) of the allowed area for any given facade.
c.   Construction: Signs shall be any one or a combination of the following:
(1)   Internally illuminated individual pan channel;
(2)   Internally illuminated channel lume;
(3)   Halo illuminated reverse pan channel; or
(4)   Construction methods with similar intent.
6.   On Site Directional/Destination And Information Signs: On site signs shall be located as needed to facilitate internal circulation and destination identification.
C.   Temporary Signage:
1.   General Standards:
a.   Signs shall not be placed in or over a public right-of-way.
b.   Signs shall not flash, blink, spin, rotate, block traffic visibility, constitute a vehicular or pedestrian traffic hazard, or cause a public nuisance of any kind.
c.   Signs shall not be attached to telephone poles, trees or security gates.
d.   Signs must be firmly secured.
e.   Signs within a power line easement shall comply with height conditions of the easement.
f.   Prior to December 15 of each calendar year, property owners within the CSD shall jointly submit to Draper City a calendar for the coming year of special promotion periods and holiday promotion periods that establishes "fly dates" for temporary signs, balloons, and inflatables. Fly dates shall comply with the provisions for special promotion and holiday promotion periods established in this section.
2.   Banners:
a.   Flag banners may be placed along frontage streets with a minimum interval spacing of at least thirty feet (30').
b.   Pole banners may be attached to poles and supports.
c.   Flag banners may be freestanding feather banners with inground supports and spikes.
3.   Temporary Sign Devices: The following types of sign devices may be used during the permitted special promotion and holiday promotion periods:
a.   Banners attached to the buildings, not exceeding fifteen percent (15%) of the building facade and no more than one banner per facade, but temporary building banners shall not be counted toward maximum allowance for permanent signage;
b.   Vehicle decorations, including antenna flags, balloons, windshield paintings and hood displays;
c.   Tall balloons designed to attract attention from long distances, including cloud busters (balloons attached in a series with string or pennant flags) and hot air balloons;
d.   Carnival tents;
e.   Search or spot lights; and
f.   Inflatable objects for the purpose of advertising a specific product or to bring attention to a special promotion, such as inflatable mascots, gorillas, bounce houses, and promotional sponsors.
4.   Special Promotion Periods:
a.   Dealerships within the CSD may implement jointly up to twenty one (21) special promotion periods per calendar year.
b.   Each period may not exceed five (5) consecutive days in length.
c.   Special promotional periods shall not be combined to run consecutively and must be separated by nine (9) calendar days between each special promotion period.
d.   A sign permit for temporary signage is not required provided the signage meets the requirements of this section.
5.   Holiday Promotion Periods:
a.   Dealerships within the CSD may implement jointly up to nine (9) holiday promotion periods per calendar year.
b.   Unless otherwise noted below, each period may not exceed six (6) consecutive days in length.
c.   Holiday promotional periods may be combined to run consecutively with other special promotion periods.
d.   The following days shall be considered holiday promotion periods:
(1)   New Year's Day (January);
(2)   Presidents Day (February);
(3)   Tax season (April, 7 days);
(4)   Memorial Day (May);
(5)   4th of July (July);
(6)   24th of July (July);
(7)   Labor Day (September);
(8)   Thanksgiving (November); and
(9)   Year end/Christmas (December 15 - December 31).
(Ord. 1335, 7-17-2018)

9-18J-090: EXHIBITS:

 
 
 
 
(Ord. 1335, 7-17-2018)
EXHIBIT C
ARCHITECTURAL THEMES
 
 
 
EXHIBIT D
MASTER SIGN PLAN
 
EXHIBIT E
SIGN THEME
 
 
(Ord. 1174, 11-10-2015)

9-18K-010: PURPOSE:

The Highline Commercial Special District contains approximately 72.70 acres (see section 9-18K-090, exhibit A of this article), is bordered by Highland Drive on the east, Minuteman Drive on the west and a future Trax line through the middle of the project, as shown in land use master plan (see section 9-18K-090, exhibit A of this article). The size of the property allows for a master planned, mixed use project with office, commercial and residential. The goals and objective of Draper City general plan are reflected in the overall Highline Commercial Special District elements such as land use (residential, office, retail and general commercial), architecture for office and retail uses, signage, site design, and landscape standards. The Commercial District of the master plan aims to broaden the commercial tax base of the City while providing amenities to the City residents such as upgraded Porter Rockwell Trail, walkways around the project, access to the UTA Trax line and an on site park. The Residential District will provide rooftops to support the retail and convenient housing for the office workers. (Ord. 1215, 9-6-2016)

9-18K-020: PERMITTED USES:

Apartments.
Bank or financial institution with drive-through.
Bar establishment.
Business service.
Condominiums.
Convenience store.
Cultural service.
Daycare, general.
Department store.
Education facility, private.
Education facility, public.
Franchise Municipal use.
Gasoline service station.
Government office.
Government service.
Health and fitness facility.
Hotel.
Laundry or dry cleaning, limited.
Laundry services.
Media services.
Medical cannabis pharmacy.
Medical services.
Municipal use.
Office, general.
Office, lab.
Office, warehouse.
Personal care service.
Personal instruction service.
Place of worship.
Post Office.
Preschool.
Printing and photocopying, limited.
Recreation and entertainment, indoor.
Restaurant, fast food.
Restaurant, general.
Retail, general.
Townhomes.
Warehouse.
Wireless telecommunications facilities.
(Ord. 1215, 9-6-2016; amd. Ord. 1328, 6-5-2018; Ord. 1418, 1-21-2020)

9-18K-030: PROPOSED DEVELOPMENT STANDARDS:

The development standards of the Highline Commercial Special District will guide the design of the buildings, landscaping, parking and signage located within the district boundaries. The master plan provides for office, retail, residential and general commercial development in designated areas in accordance with the development standards set forth in this article.
A.   Commercial District: The Commercial District is located along Highland Drive and Corporate Way and may have retail pads along Highland Drive. All buildings within the Commercial District shall comply with the following development standards:
1.   Office:
a.   Standards:
(1)   The architecture shall be the primary tool to create a strong sense of identity and place throughout the business park. All buildings will be articulated with use-appropriate scale, form, materials, and colors carefully considered and incorporated throughout the development phases.
(A)   Buildings shall be at least four (4) stories tall.
(B)   Buildings shall have relief in the facade created by elements such as varied floor plates, horizontal or vertical mullions, and unique angles or composition of primary skin elements.
(2)   All building facades shall have similar character with each using similar materials, colors, features, forms and design elements appropriate to the scale of the various building sizes and depths, but shall not be required to be exactly the same (see section 9-18K-090, exhibit B of this article).
(3)   Building primary materials shall consist of granite, metal, composite metal panel, glazing, stone, EFIS, concrete, GFRC, tile or other similar material as approved by Draper City staff.
(4)   More than one primary material shall be required on all building facades.
(5)   Buildings shall have a minimum of fifty percent (50%) high efficiency glazing.
(6)   Buildings shall use a minimum of fifty percent (50%) primary material.
(7)   No building shall be taller than fifteen (15) stories.
(8)   All mechanical equipment shall be screened from view, either by enclosure, parapet wall or line of sight.
(9)   Dumpsters shall be enclosed within a decorative masonry, split face CMU or honed CMU enclosure.
(10)   The minimum front setback from right-of-way shall be ten feet (10').
b.   Office Amenities: The office park will encourage interaction with the outdoor environment by providing the following items such as:
(1)   Central outdoor gathering area with basketball, picnic area, volleyball, etc.
(2)   Connecting to the Porter Rockwell Trail.
(3)   Walking and running trails around the office park, including benches and fitness stations.
(4)   Direct connectivity to the retail area to the east.
(5)   Connection to the future Trax line. (Ord. 1350, 9-4-2018)
2.   Office warehouse:
a.   All buildings will be articulated with use appropriate scale, form, materials, and colors carefully considered and incorporated throughout the development phases.
b.   All building facades shall have the same character each utilizing the same materials, colors, features, forms and design elements appropriate to the scale of the various building sizes and depths (see section 9-18K-090, exhibit C of this article).
c.   Building primary materials shall consist of concrete, with some accent materials of metal, stone, EFIS, GFRC, tile or other similar material as approved by Draper City staff.
d.   No building shall be taller than four (4) stories, not including the mechanical penthouse.
e.   All mechanical equipment shall be screened from view, either by enclosure, parapet wall or line of sight.
f.   Dumpsters shall be enclosed within a decorative masonry, split face CMU or honed CMU enclosure.
g.   The minimum front setback from right-of-way shall be ten feet (10').
3.   Retail:
a.   Each will utilize the same palette of materials compatibly configured to allow unique identity reflective of the established image of the intended use (see section 9-18K-090, exhibit D of this article).
b.   The minimum front setback from right-of-way shall be ten feet (10').
c.   More than one primary material shall be required on all building facades.
d.   Building primary materials shall consist of granite, metal, composite metal panel, stone, EFIS, concrete, GFRC, tile or other similar material as approved by Draper City staff.
4.   Hotel:
a.   Maximum height of thirteen (13) stories.
b.   More than one material shall be required on all building facades (see section 9-18K-090, exhibit E of this article).
c.   The minimum front setback shall be ten feet (10').
d.   More than one primary material shall be required on all building facades.
e.   Building primary materials shall consist of granite, metal, composite metal panel, stone, EFIS, concrete, GFRC, tile or other similar material as approved by Draper City staff.
B.   Residential District: All residential areas (see exhibit in section 9-18K-090 of this article for site plan) shall comply with the following development standards:
1.   Architectural Theme: All buildings (see section 9-18K-090, exhibit F of this article) in residential areas shall share a similar unique architectural theme and elements including, but not limited to, colors, materials, rooflines and entries.
2.   Materials: Building materials shall consist of at least three (3) types including an accumulation or clustering of brick, stone or synthetic stone equal to a gross calculation of square footage of fifteen percent (15%) or more of all structure sides.
3.   Variety Of Floor Plans: There shall be a variety of floor plans/unit sizes within each project area.
4.   Community Clubhouse: A community clubhouse with indoor and outdoor amenities shall be provided for each residential project area (in other words, owners of separate projects will each need to provide such amenities).
5.   Parking Requirements: Parking requirement for each residential area shall be within the range of 1.50 per unit to 2.00 per unit, of those a minimum of one covered parking (garages included) shall be provided.
6.   Parking Stalls: One parking stall for every five (5) units will be a visitor parking stall.
7.   Walkways: Each separate building will be connected by walkways. The buildings will share use of outdoor common areas.
8.   Screening: Perimeter parking to be screened with landscaping (5 feet minimum).
9.   Building Setbacks: Building setbacks from property lines are as follows: Ten feet (10') from all other exterior property lines. Parking shall be allowed in setback areas.
10.   Maintenance Buildings: Maintenance buildings and other outbuildings shall be set back five feet (5') from all exterior property lines.
11.   Density: A minimum density of fifteen (15) units per acre and maximum density of sixty (60) units per acre shall be applied to each residential area.
12.   Number Of Stories: Each residential building shall be a maximum of ten (10) stories.
13.   Signs: Each residential area shall be allowed two (2) freestanding monument signs with a maximum area of forty eight (48) square feet and maximum height of six feet (6'). Two (2) temporary portable banner signs, each with a maximum area of fifty feet (50') shall be allowed in each residential project. Flags and A-frame signage shall be allowed during lease up in each residential project.
14.   Sidewalks: Residential project areas shall install sidewalks on at least one side of all private streets. Sidewalks shall be a width of no less than four feet (4').
15.   Pedestrian Pathways: Pedestrian pathways shall be provided between access points, entryways, public gathering nodes, and parking areas.
16.   Lighting: All residential areas shall submit a lighting plan that illustrates lighting accommodation for automobile and pedestrian networks.
a.   Exterior lighting along streets shall be pedestrian in scale with a maximum height of fourteen feet (14').
b.   Low level bollard lighting is encouraged for illumination of internal pedestrian pathways.
17.   Landscaping: All multiple-family projects shall submit a landscaping plan in accordance with chapter 23 of this title.
a.   Landscaping shall be used as a land use buffer where appropriate.
b.   Detention basins shall be adequately landscaped and maintained.
c.   Drought tolerant landscaping is highly encouraged.
18.   Common Open Space: No less than fifteen percent (15%) of the project area shall be designated for open space uses. Open space may either be in the form of urban hardscapes, or landscaped softscapes. The following standards shall apply to all themes:
a.   Open space areas shall be available to everyone residing in the boundaries of a development.
b.   Open space may include pathways and outdoor amenities and public right of way sidewalks.
c.   Open space excludes private balconies, decks, patio areas, vehicle parking, streets.
d.   Open space should be distributed throughout the project.
e.   Open space will include the slope areas of the project.
19.   Residential Amenities: Residential area amenities:
a.   Projects of fewer than fifty (50) dwelling units shall provide an amenities package appropriate for the project size and location.
b.   Multiple-family projects shall include at least one amenity per fifty (50) units from the following list:
(1)   Tot lot/play structure.
(2)   Community garden.
(3)   Courtyard with benches.
(4)   Barbecue area.
(5)   Water feature.
(6)   Outdoor fireplace/pit.
(7)   Swimming pool (indoor or outdoor).
(8)   Spa with decking.
(9)   Entrance feature.
(10)   Shade structure.
(11)   Other active or passive recreational areas that meet the intent of this guideline.
c.   Projects of fifty one (51) to one hundred (100) dwelling units shall include the following amenities in addition to those above:
(1)   A minimum of one inside, centrally located, fully functional social area, no less than one thousand (1,000) gross square feet in gathering space or a minimum of one outside social function area, no less than one thousand (1,000) square feet in gathering space.
d.   Projects of one hundred one (101) or more dwelling units shall include the following amenities in addition to those above:
(1)   A minimum of one inside, centrally located, fully functional social area, no less than one thousand (1,000) gross square feet in gathering space and a minimum of one outside social function area, no less than one thousand (1,000) square feet in gathering space. (Ord. 1215, 9-6-2016)

9-18K-040: LANDSCAPE STANDARDS:

Landscape design will be a major component of the Highline commercial special district. The overall project will be landscaped with sensitivity to its environment. A consistent palette of drought tolerant tree types, plant materials, and ground covers will be incorporated throughout in relation to the architecture to create a strong and consistent sense of place and identity. The tree and plant palette will be submitted in conjunction with specific site plan approval application for each phase. The landscape design shall comply with the following standard:
A.   The landscaping shall define and enhance primary public entrances into each district with entry monuments.
B.   Ornamental landscaping shall be strategically designed to provide intimate outdoor spaces for public amenities and at pedestrian pathways and entrances.
C.   The landscape shall promote water conservation by the use of water wise, drip irrigation, and drought tolerant plant types.
D.   Tree palette shall be a combination of deciduous and nondeciduous trees and shade and ornamental trees.
E.   The initial tree size shall have a minimum two inch (2") caliper and be minimum six feet (6') high.
F.   The minimum landscape percentage for the office park shall be fifteen percent (15%) inclusive of all phases.
G.   Landscaping berms measuring two feet (2') in height will be used around the perimeter of the office park to help minimize the visual impact of the parking field. Please see section 9-18K-090, exhibit J of this article.
H.   The minimum landscape percentage for commercial and retail parking lots shall be seven percent (7%). (Ord. 1215, 9-6-2016)

9-18K-050: PARKING DESIGN:

The Commercial District will be configured to reduce the appearance of large parking expanses and be designed in accordance with the following standards:
A.   The range of parking for office buildings shall be a minimum of four (4) stalls and a maximum of six (6) stalls per one thousand (1,000) square feet.
B.   The range of parking for retail uses shall be a minimum of 3.5 stalls and a maximum of ten (10) stalls per one thousand (1,000) square feet.
C.   Parking stalls shall be eighteen feet (18') in length and a minimum of nine feet (9') in width.
D.   Landscape islands will measure eight feet (8') in width and eighteen feet (18') in length and shall be placed at either end of parking rows longer than twenty (20) stalls.
E.   Hotel parking will be parked at a minimum of 0.75 stalls per room.
F.   Parking diamonds will also be allowed in all parking areas. (Ord. 1215, 9-6-2016)

9-18K-060: LIGHTING DESIGN:

A.   Parking lot lighting in commercial areas shall provide adequate illumination at a minimum 0.5 foot-candle and maximum of four (4) foot-candles.
B.   Parking lot lighting shall utilize cutoff type fixtures.
C.   Parking lot lighting shall not be taller than thirty feet (30') (see section 9-18K-090, exhibit H of this article).
D.   The "main corridor" will have decorative black streetlights. Spacing to be no more than three hundred feet (300') on center. (Ord. 1215, 9-6-2016)

9-18K-070: SIGNAGE:

Signage design and location will be an important component of the Highline Commercial Special District. Allowed signage shall include:
A.   Two (2) monument signs will be allowed per building site. Each monument sign shall have a uniform, architecturally compatible design consistent with the Highline Commercial Special District design theme with faces not larger than one hundred (100) square feet. Locations must be approved by the City Engineer to ensure clearance of sight distance requirements at entries and adequate separation for readability. Monument signs not to exceed seven feet (7') in height and fourteen feet (14') in width (see section 9-18K-090, exhibit G of this article).
B.   All buildings will be able to have building signage. Building signage may be installed by individual businesses/buildings, hotel, apartment on single-/multi- tenant buildings. Such signs shall have individually illuminated letters or decorative sign cabinets. Office building signs shall not exceed six hundred (600) square feet in size maximum per building facade and residential signs shall not exceed two hundred (200) square feet in size maximum per building facade. For any one (1) facade of a building, the maximum sign area for each one (1) linear foot of building wall shall be one (1) square foot. When the wall on which the sign is placed is more than two hundred feet (200') from any public right-of-way, the maximum sign area for each one (1) linear foot of building wall shall be one and one half (1-1/2) square feet.
C.   Wayfinding signs will be allowed in the project. Height not to exceed eight feet (8'). The wayfinding sign area will not exceed sixty five (65) square feet.
D.   Suspended or blade type projecting signs may be provided along pedestrian walkways and shall maintain a minimum clearance of seven feet (7') above the pavement.
E.   If flags or banners are placed on the commercial, residential, or retail areas they will need to be seven feet (7') above the pavement. All flagpoles will be part of a site plan submittal.
F.   One monument sign shall be allowed for each apartment project.
G.   Overall Highline CSD monument signs (see detail) shall be installed at specific locations (see section 9-18K-090, exhibit G of this article) throughout the project. Two (2) monument signs will be allowed per entrance to the Highline CSD. (Ord. 1215, 9-6-2016; amd. Ord. 1434, 4-21-2020)

9-18K-080: PROCEDURES:

Approval of this Commercial Special District text and accompanying exhibits shall constitute conceptual site plan approval in accordance with City ordinances. Site plan approval for the office portion of the CSD may be approved administratively by the Zoning Administrator upon finding substantial compliance with the terms of the CSD, or the Zoning Administrator may defer the review of the application to the Planning Commission. Except provided otherwise herein, all other permits shall be processed in accordance with the Draper City requirements, ordinances and procedures. The images and renderings in this article are conceptual and may be changed.
(Ord. 1350, 9-4-2018)

9-18K-090: EXHIBITS:

   EXHIBIT A
   OVERALL PARCELS
   Zoning Plan
 
(Ord. 1215, 9-6-2016; amd. Ord. 1511, 11-16-2021)
   Site Plan
 
 
 
(Ord. 1350, 9-4-2018; amd. Ord. 1511, 11-16-2021)
   Pedestrian Connection
 
 
(Ord. 1511, 11-16-2021)
   Amenities Plan
 
 
(Ord. 1511, 11-16-2021)
   EXHIBIT B
   OFFICE GENERAL EXAMPLES
 
 
 
 
 
 
 
 
 
 
 
(Ord. 1215, 9-6-2016)
 
 
 
(Ord. 1350, 9-4-2018)
   EXHIBIT C
   OFFICE WAREHOUSE EXAMPLES
 
 
   EXHIBIT D
   RETAIL EXAMPLES
 
 
 
 
 
   EXHIBIT E
   HOTEL EXAMPLES
 
 
 
   EXHIBIT F
   RESIDENTIAL EXAMPLES
 
 
 
 
 
 
 
 
 
   EXHIBIT G
   SIGNAGE EXAMPLES
 
   EXHIBIT H
   LIGHTING EXAMPLES
 
 
    EXHIBIT I
   MONUMENT LOCATIONS
 
   EXHIBIT J
   LANDSCAPING
 
(Ord. 1215, 9-6-2016)

9-18L-010: PURPOSE:

The 136 Center Commercial Special District contains approximately 28.09 acres, located along 200 West and 13800 South as shown in section 9-18L-100, exhibit A of this article. The size of the property allows for a master-planned, mixed-use office park. The Draper City General Plan's goals and objectives are reflected in the overall district elements such as land use, architectural standards, signage, site design and landscape standards. The Commercial District of the master plan aims to broaden the commercial tax base of the City while providing amenities to the City residents. (Ord. 1361, 10-2-2018; amd. Ord. 1450, 8-18-2020)

9-18L-020: PERMITTED USES:

Bank or financial institution with drive-through.
Bar establishment.
Church or place of worship.
Convenience store.
Cultural service.
Daycare, general.
Franchise Municipal use.
Gasoline service station.
Government service.
Health and fitness facility.
Higher education facility, private.
Higher education facility, public.
Hotel.
Laundry or dry cleaning, limited.
Laundry services.
Manufacturing.
Media services.
Medical cannabis pharmacy.
Medical services.
Office, general.
Office, warehouse.
Personal care service.
Personal instruction service.
Post Office.
Preschool.
Printing and photocopying, limited.
Recreation and entertainment, indoor.
Restaurant, fast food.
Restaurant, general.
Retail, general.
Wireless telecommunications facilities.
(Ord. 1220, 8-2-2016; amd. Ord. 1328, 6-5-2018; Ord. 1418, 1-21-2020)

9-18L-030: DEVELOPMENT STANDARDS:

The development standards of the 136 Center Commercial Special District will guide the design of the buildings, landscaping, parking and signage located within the district boundaries. The master plan provides for office and retail development in designated areas in accordance with the development standards set forth in this article.
A.   Commercial District: The Commercial District is located along 200 West and may have retail pads along the 200 West frontage. All buildings within the Commercial District shall comply with the following development standards:
1.   Office buildings:
a.   Architecture: The architecture shall be the primary tool to create a strong sense of identity and place throughout the business park. All buildings will be articulated with use appropriate scale, form, materials, and colors carefully considered and incorporated throughout the development phases. However, different architectural styles will be considered and allowed in order to provide variety and identity to this area.
b.   Character: All building facades shall have the same character each utilizing the same materials, colors, features, forms, and design elements appropriate to the scale of the various building sizes and depths as shown in section 9-18L-100, exhibit B of this article.
c.   Building Materials:
(1)   Building primary materials shall consist of granite, metal, composite metal panel, stone, EFIS, concrete, GFRC, tile or other similar material as approved by Draper City staff.
d.   Materials Required: More than one material shall be required on all building facades.
e.   High Efficiency Glazing: Buildings shall have a minimum of forty percent (40%) high efficiency glazing. Structural building elements, such as elevator shafts or stairwells, are excepted from this requirement.
f.   Primary Material: Buildings shall use a minimum of fifty percent (50%) primary material.
g.   Entry Features: Buildings shall have notable entry features which could include:
(1)   An arch or canopy over entry doors.
(2)   Colors or materials that highlight the entry.
(3)   Entry doors and lobby that extend beyond or are recessed behind the main footprint of the building.
h.   Building Height: No building shall be taller than four hundred twenty two feet (422') or approximately thirty (30) floors, not including the mechanical penthouse.
i.   Mechanical Equipment: All mechanical equipment shall be screened from view, either by enclosure, parapet wall, or line of sight.
j.   Dumpsters: Dumpsters shall be enclosed within a decorative masonry, split face CMU or honed CMU enclosure.
k.   Front Setback: The minimum front setback from right-of-way shall be ten feet (10').
2.   Retail buildings:
a.   Unique Identity: Each will utilize the same palette of materials compatibly configured to allow unique identity reflective of the established image of the intended user. Please see section 9-18L-100, exhibit C of this article.
b.   Front Setback: The minimum front setback from the right-of-way shall be ten feet (10').
c.   Building Height: Buildings shall be single-story. Fuel canopies shall be no more than twenty-five feet (25') in height.
d.   Materials Required: More than one material shall be required on all building facades.
e.   Building Materials:
(1)   Building primary materials shall consist of granite, metal, composite metal panel, stone, EFIS, concrete, GFRC, tile or other similar material as approved by Draper City staff.
f.   Public address and music systems shall be designed and operated so they are not discernible at the property line of any lot or parcel containing a single-family home.
B.   Hotel And Warehouse District: While not included within the concept site plan, the code allows for hotel and warehousing uses on the property. The warehousing uses should be located along 13800 South. All buildings within the hotel and warehouse district shall comply with the following development standards:
1.   Hotel:
a.   Building Height: Maximum height of twelve (12) stories.
b.   Materials Required: More than one material shall be required on all building facades. Please see section 9-18L-100, exhibit D of this article.
c.   Front Setback: The minimum front setback shall be ten feet (10').
d.   Primary Material: More than one primary material shall be required on all building facades.
e.   Building Materials:
(1)   Building primary materials shall consist of granite, metal, composite metal panel, stone, EFIS, concrete, GFRC, tile or other similar material as approved by Draper City staff.
2.   Office warehouse and manufacturing:
a.   Architecture: All buildings will be articulated with use appropriate scale, form, materials, and colors carefully considered and incorporated throughout the development phases.
b.   Character: All building facades shall have the same character each utilizing the same materials, colors, features, forms and design elements appropriate to the scale of the various building sizes and depths. Please see section 9-18L-100, exhibit E of this article.
c.   Building Materials:
(1)   Building primary materials shall consist of concrete, with some accent materials of metal, stone, EFIS, GFRC, tile or other similar material as approved by Draper City staff.
d.   Building Height: No building shall be taller than four (4) stories, not including the mechanical penthouse.
e.   Mechanical Equipment: All mechanical equipment shall be screened from view, either by enclosure, parapet wall or line of sight.
f.   Dumpsters: Dumpsters shall be enclosed within a decorative masonry, split face CMU or honed CMU enclosure.
g.   Front Setback: The minimum front setback from right of way shall be ten feet (10').
C.   To the extent that the text of this Article does not specifically address a matter or concern related to land use or development, the matter or concern is governed by applicable provisions of federal and state law, and the provisions of the Draper City Municipal Code. (Ord. 1220, 8-2-2016; amd. Ord. 1450, 8-18-2020; Ord. 1507, 11-16-2021)

9-18L-040: LANDSCAPE STANDARDS:

Landscape design will be a major component of the 136 Center commercial special district. The overall project will be landscaped with sensitivity to its environment. A consistent palette of drought tolerant tree types, plant materials, and ground covers will be incorporated throughout in relation to the architecture to create a strong and consistent sense of place and identity. The tree and plant palette will be submitted in conjunction with specific site plan approval application for each phase. The landscape design shall comply with the following standards:
A.   The landscaping shall define and enhance primary public entrances into the campus.
B.   Ornamental landscaping shall be strategically designed to provide intimate outdoor spaces for public amenities and at pedestrian pathways and entrances as shown in section 9-18L-100, exhibit F of this article.
C.   The landscape buffer around the park shall be provided to obscure parking fields from street view.
D.   A landscaping buffer of ten feet (10') of vegetation along 200 West will provide a vegetative shield of the parking area.
E.   The main corridor that goes east to west through the project shall be lined with trees on both sides. Forty foot (40') maximum tree spaces shall be required for this corridor.
F.   Tree palette shall be a combination of deciduous and nondeciduous trees and shade and ornamental trees.
G.   The initial tree size shall have a minimum two inch (2") caliper and be a minimum of six feet (6') high.
H.   The minimum landscape percentage for the park shall be twenty percent (20%) inclusive of all phases.
I.   Landscaping berms measuring three feet (3') in height will be used around the perimeter of the project to help minimize the visual impact of the parking field. The landscape berm shall not be required on the eastern boundary of the zone that abuts Interstate 15 right-of-way from Bangerter Highway to 13800 South. (Ord. 1220, 8-2-2016; amd. Ord. 1450, 8-18-2020)

9-18L-050: PARKING DESIGN:

The districts will be configured to reduce the appearance of large parking expanses and be designed in accordance with the following standards:
A.   The range of parking for office buildings shall be a minimum of 3.5 stalls and a maximum of eight (8) stalls per one thousand (1,000) square feet.
B.   Retail uses, to include gasoline service stations and convenience stores, shall have the range of parking at a minimum of 3.5 stalls and a maximum of ten (10) stalls per one thousand (1,000) square feet.
C.   Hotel uses shall provide at least one stall per room.
D.   Office warehousing and manufacturing uses shall provide at least one stall per one thousand (1,000) square feet for the warehousing or manufacturing component. Office components shall meet the office standard.
E.   One tree shall be provided per eight foot by eighteen foot (8' x 18') island and for double parked rows, two (2) trees will be provided for each eight foot by thirty six foot (8' x 36') island.
F.   Parking structures will be allowed on the site in order to accommodate the higher density uses. Parking structures shall meet the following standards:
1.   Parking structures shall include the use of the same or complementary building facade materials as office buildings and be designed as an integral component of the site plan and architectural theme. Acceptable complementary materials added to the concrete parking structure are those that are similar in durability, color and/or appearance of the office building facades. Parking structures shall follow the general design of the concept elevations provided in section 9-18L-100, exhibit I of this article, including architectural style and facade materials.
2.   Parking structures shall follow best CPTED practices and provide for well lit and visible pedestrian corridors, visible parking areas, security devices, and natural surveillance both inside of and outside of the structure.
3.   The use of landscaping and architectural materials, forms, and scale shall be used to enhance the facility.
4.   Pedestrian pathways shall connect the pedestrian exit from the parking structure to the buildings it serves.
5.   If a parking structure is placed adjacent to a public right of way, the building design shall include human scale and detailing along the first floor to enhance its relationship with the pedestrian. (Ord. 1220, 8-2-2016; amd. Ord. 1507, 11-16-2021)

9-18L-060: LIGHTING DESIGN:

A.   Parking lot lighting shall provide adequate illumination at a minimum 0.5 foot-candle and a maximum of four (4) foot-candles.
B.   Parking lot lighting shall utilize cutoff type fixtures.
C.   Parking lot lighting shall not be taller than thirty feet (30'). Please see section 9-18L-100, exhibit G of this article.
D.   The main corridor shall have black streetlights with a spacing to be no more than two hundred fifty feet (250') on center. Please see section 9-18L-100, exhibit G of this article.
E.   Canopy lighting shall provide adequate illumination for safe operation, while providing uniform lighting levels. Fixtures shall be a combination of directional and down-lighting, or as required to illuminate dispensers and general under-canopy area.
1.   The average light levels under the auto fuel canopy shall be forty (40) footcandles measured at the ground.
2.   Minimum light levels to be fifteen (15); maximum light levels to be sixty (60) footcandles. (Ord. 1220, 8-2-2016; amd. Ord. 1507, 11-16-2021)

9-18L-070: SIGNAGE:

Signage design and location will be an important component of the 136 Center commercial special district. All signs shall be reviewed and approved by the 136 Center commercial special district architectural review committee. Allowed signage shall include:
A.   One monument sign will be allowed per building. Each monument sign shall have a uniform, architecturally compatible design consistent with the 136 Center commercial special district design theme with faces not larger than one hundred (100) square feet. Locations must be approved by the city to ensure clearance of sight distance requirements at entries and adequate separation for readability. Monument signs shall not exceed eight feet (8') in height and fourteen feet (14') in width. Please see section 9-18L-100, exhibit H of this article.
B.   In addition to monument signs allowed per building, two (2) monument signs shall be allowed to the business park fronting 200 West and one monument sign along 13800 South. They will follow the same monument guidelines as stated above.
C.   Wall signage may be installed by individual businesses/buildings on freestanding and in-line single-/multi- tenant buildings. Such signs shall have individually illuminated letters or decorative sign cabinets. Where sign cabinets are utilized, they shall be built into the architectural fascia.
D.   Wall signage shall be allowed at two (2) square feet of wall signage for every one linear foot of building length.
E.   Wayfinding signs will be allowed in the project. Height shall not exceed eight feet (8'). The area of the sign shall not exceed one hundred feet (100').
F.   Suspended or blade type projecting signs may be provided along pedestrian walkways and shall maintain a minimum clearance of seven feet (7') above the pavement.
G.   Flags shall be allowed along the main corridor for up to one week per business as permitted through Draper City. Banners shall be allowed subject to existing Draper code.
H.   One (1) pole signs shall be permitted on the I-15 frontage and one (1) pole sign shall be permitted on the Bangerter Highway frontage. These signs may be a multi-tenant sign, shall be designed to be architecturally compatible with the office park design theme and shall be no taller than thirty five feet (35') and no wider than twenty five feet (25'). The maximum allowed sign area shall be no more than two hundred (200) square feet.
I.   The pole sign may have LED lighting subject to subsection 9-26-090D of this title.
J.   Gasoline price signs may be used in conjunction with allowed pylon or monument signs and shall be included in the area calculation for the sign. Gasoline price signs may be electronic, but shall have a black background or face and multi-colored, changeable electronic fuel prices only. No continuous animation or graphics are permitted.
K.   Awning signs shall be allowed at one (1) square foot of signage for each linear foot of awning, up to a maximum of thirty-two (32) square feet per awning face.
L.   Flag poles shall be permitted on each lot, with a maximum height of forty (40) feet. (Ord. 1220, 8-2-2016; amd. Ord. 1450, 8-18-2020; Ord. 1507, 11-16-2021)

9-18L-080: ARCHITECTURAL REVIEW COMMITTEE:

The construction of any building or other structure within the project, including the design, architecture, exterior elevations, exterior finishes and other architectural attributes will first be approved by the architectural review committee. The architectural review committee will have the right to establish standardized construction guidelines for the project which are binding on the owners. No building or structure within the project will be reconstructed, altered, added to or maintained in such a fashion as to alter, in any material respect, the architectural appearance, character, motif or functional purpose of such item, unless such alteration is first approved in writing by the architectural review committee. The architectural review committee is not responsible for determining compliance with structural and building codes, solar ordinances, zoning codes or other governmental restrictions, all of which are the responsibility of the applicable owner. The architectural review committee shall consist of as many persons, but not less than three (3), as the declarant, during the declarant control period, or the owners, following the expiration of the declarant control period, may from time to time appoint. At least one member shall be a professional in the field of architecture. (Ord. 1220, 8-2-2016)

9-18L-090: PROCEDURES:

Approval of this commercial special district text and accompanying exhibits shall constitute conceptual site plan approval for the commercial components in accordance with city ordinances. Except provided otherwise herein, all other permits shall be processed in accordance with the Draper City requirements, ordinances and procedures. (Ord. 1220, 8-2-2016)

9-18L-100: EXHIBITS:

   EXHIBIT A
   PROPERTY AND SITE PLAN
 
 
   EXHIBIT B
   EXAMPLE OFFICE BUILDINGS
 
 
 
  
 
 
 
 
  
 
 
 
 
 
 
   EXHIBIT C
   EXAMPLE RETAIL BUILDINGS
 
 
 
 
 
 
 
   EXHIBIT D
   EXAMPLE HOTEL BUILDINGS
 
 
 
 
   EXHIBIT E
   EXAMPLE OFFICE WAREHOUSE BUILDINGS
 
 
 
 
   EXHIBIT F
   LANDSCAPING STANDARDS
 
 
 
 
   EXHIBIT G
   SITE LIGHTING
 
 
EXHIBIT H
SIGNAGE
 
 
 
 
 
 
   EXHIBIT I
   EXAMPLE PARKING GARAGE STRUCTURES
 
 
 
 
 
 
 
(Ord. 1220, 8-2-2016; amd. Ord. 1361, 10-2-2018; Ord. 1450, 8-18-2020)

9-18N-010: PURPOSE:

The Irvine Commercial Special District contains approximately 21.72 acres, located along 440 West and 13800 South as shown in section 9-18N-100, exhibit A of this article. The size of the property allows for a master planned, mixed use office park that will be completed in phases as shown in section 9-18N-100, exhibit A2 of this article. The Draper City general plan's goals and objectives are reflected in the overall district elements such as land use, architectural standards, signage, site design and landscape standards. The Commercial District of the master plan aims to broaden the commercial tax base of the City while providing amenities to the City residents. (Ord. 1343, 10-2-2018)

9-18N-020: PERMITTED USES:

Bar establishment.
Cultural service.
Daycare, general.
Government service.
Health and fitness facility.
Higher education facility, private.
Higher education facility, public.
Medical cannabis pharmacy.
Medical or dental laboratory.
Medical services.
Office, general.
Office, warehouse.
Personal care service.
Personal instruction service.
Preschool.
Printing and photocopying, limited.
Recreation and entertainment, indoor.
Restaurant, fast food.
Restaurant, general.
Retail, general.
Wireless telecommunications facilities.
(Ord. 1343, 10-2-2018; amd. Ord. 1418, 1-21-2020; Ord. 1539, 5-3-2022)

9-18N-030: DEVELOPMENT STANDARDS:

The development standards of the Irvine Commercial Special District will guide the design of the buildings, landscaping, parking and signage located within the district boundaries. The master plan provides for office development in accordance with the development standards set forth in this article.
See section 9-18N-100, exhibit A3 of this article from Rocky Mountain Power on use of the property in the RMP easement.
A.   Commercial District: The Commercial District is located along 13800 South and may have retail pads. All buildings within the Commercial District shall comply with the following development standards:
1.   Office buildings:
a.   Architecture: The architecture shall be the primary tool to create a strong sense of identity and place throughout the business park. All buildings will be articulated with use appropriate scale, form, materials, and colors carefully considered and incorporated throughout the development phases. However, different architectural styles will be considered and allowed in order to provide variety and identity to this area.
b.   Character: All building facades shall have the same character each utilizing the same materials, colors, features, forms, and design elements appropriate to the scale of the various building sizes and depths as shown in section 9-18N-100, exhibit B of this article.
c.   Building Materials:
(1)   Building primary materials shall consist of granite, metal, composite metal panel, stone, EFIS, concrete, GFRC, tile or other similar material as approved by Draper City staff.
d.   Materials Required: More than one material shall be required on all building facades.
e.   High Efficiency Glazing: Buildings shall have a minimum of forty percent (40%) high efficiency glazing.
f.   Primary Material: Buildings shall use a minimum of fifty percent (50%) primary material per facade.
g.   Entry Features: Buildings shall have notable entry features which could include:
(1)   An arch or canopy over entry doors.
(2)   Colors or materials that highlight the entry.
(3)   Entry doors and lobby that extend beyond or are recessed behind the main footprint of the building.
h.   Building Height: No building shall be taller than one hundred ninety six feet (196') or approximately fourteen (14) floors, not including the mechanical penthouse. Parking structures will be evaluated to provide the required amount of parking upon determination of the office building area and required footprint of the structure.
i.   Mechanical Equipment: All mechanical equipment shall be screened from view, either by enclosure, parapet wall, or line of sight.
j.   Dumpsters: Dumpsters shall be enclosed within a decorative masonry, split face CMU or honed CMU enclosure.
k.   Front Setback: The minimum front setback from right-of-way shall be ten feet (10').
2.   Retail building(s):
a.   Unique Identity: Each will utilize the same palette of materials compatibly configured to allow unique identity reflective of the established image of the intended user. Please see section 9-18N-100, exhibit C of this article.
b.   Front Setback: The minimum front setback from the right-of-way shall be ten feet (10').
c.   Building Height: Buildings shall be single-story.
d.   Materials Required: Fifty percent (50%) of the area of all facades shall consist of primary materials, as defined by section 9-22-040 of this title, and there shall be a minimum of two (2) primary materials on each facade. (Ord. 1343, 10-2-2018)

9-18N-040: LANDSCAPE STANDARDS:

Landscape design will be a major component of the Irvine Commercial Special District. The overall project will be landscaped with sensitivity to its environment. A consistent palette of drought tolerant tree types, plant materials, and ground covers will be incorporated throughout in relation to the architecture to create a strong and consistent sense of place and identity. The tree and plant palette will be submitted in conjunction with specific site plan approval application for each phase. The landscape design shall comply with the following standards:
A.   The landscaping shall define and enhance primary public entrances into the development.
B.   Ornamental landscaping shall be strategically designed to provide intimate outdoor spaces for public amenities and at pedestrian pathways and entrances as shown in section 9-18N-100, exhibit D of this article.
C.   All on-site parking areas shall be set back at least ten feet (10') from any public or private right-of-way. The setback area shall be established with bermed vegetative ground covers or plantings that provide screening of the parking area from the right-of-way.
D.   Tree palette shall be a combination of deciduous and nondeciduous trees and shade and ornamental trees.
E.   The initial tree size shall have a minimum two inch (2") caliper and be a minimum of six feet (6') high.
F.   The minimum landscape percentage for the park shall be twenty percent (20%) inclusive of all phases. (Ord. 1343, 10-2-2018)

9-18N-050: PARKING DESIGN:

The districts will be configured to reduce the appearance of large parking expanses and be designed in accordance with the following standards:
A.   The range of parking for office buildings shall be a minimum of 3.5 stalls and a maximum of eight (8) stalls per one thousand (1,000) gross square feet.
B.   Retail uses shall have the range of parking at a minimum of 3.5 stalls and a maximum of ten (10) stalls per one thousand (1,000) gross square feet.
C.   Office warehousing uses shall provide at least one stall per one thousand (1,000) gross square feet for the warehousing component. Office components shall meet the office standard.
D.   Parking stall provision for all other uses shall meet the requirement set forth in chapter 25 of this title.
E.   One tree shall be provided per eight foot by eighteen foot (8' x 18') island and for double parked rows, two (2) trees will be provided for each eight foot by thirty six foot (8' x 36') island.
F.   Parking structures will be allowed on the site in order to accommodate the higher density uses. Parking structures shall meet the following standards:
1.   Parking structures shall include the use of the same or complementary building facade materials as the office buildings (see section 9-18N-100, exhibit B of this article) and be designed as an integral component of the site plan and architectural theme. Acceptable complementary materials added to the concrete parking structure are those that are similar in durability, color and/or appearance of the office building facades. Parking structures shall follow the general design of the concept elevations provided in section 9-18N-100, exhibit G of this article, including architectural style and facade materials.
2.   Parking structures shall follow best CPTED practices and provide for well-lit and visible pedestrian corridors, visible parking areas, security devices, and natural surveillance both inside of and outside of the structure.
3.   The use of landscaping and architectural materials, forms, and scale shall be used to enhance the facility, see section 9-18N-100, exhibit D of this article.
4.   Pedestrian pathways shall connect the pedestrian exit from the parking structure to the buildings it serves, see section 9-18N-100, exhibits A and D of this article.
5.   If a parking structure is placed adjacent to a public right- of-way, the building design shall include human scale and detailing along the first floor to enhance its relationship with the pedestrian.
G.   Parking lot design and layout shall be consistent with section 9-18N-100, exhibits A and D of this article.
H.   Parking stalls that are head to head are not required to have a landscape buffer, see section 9-18N-100, exhibits A and D of this article.
I.   The drive-aisle width in the parking lot is a minimum twenty four feet (24'), and all emergency access lanes are a minimum width of twenty six feet (26'). (Ord. 1343, 10-2-2018)

9-18N-060: LIGHTING DESIGN:

A.   Parking lot lighting shall provide adequate illumination at a minimum 0.5 foot-candle and a maximum of four (4) foot-candles.
B.   Parking lot lighting shall utilize cutoff type fixtures.
C.   Parking lot lighting outside of the RMP corridor shall not be taller than thirty feet (30'), including base if any, and shall be allowed to have a maximum twenty degree (20°) tilt to avoid excessive number of poles.
D.   Parking lot light poles within ten feet (10') of the Rocky Mountain Power corridor for the overhead power lines that pass through the property shall be allowed to have no greater than a twenty degree (20°) tilt to provide adequate illumination under the overhead power lines and to avoid an impractical and unsightly amount of light poles. (Ord. 1343, 10-2-2018)

9-18N-070: SIGNAGE:

Signage design and location will be an important component of the Irvine Commercial Special District. Allowed signage shall include:
A.   One monument sign will be allowed per building. Each monument sign shall have a uniform, architecturally compatible design consistent with the Irvine Commercial Special District design theme with faces not larger than one hundred (100) square feet. Locations must be approved by the City to ensure clearance of sight distance requirements at entries and adequate separation for readability. Monument signs shall not exceed seven feet (7') in height and fourteen feet (14') in width. Please see section 9-18N-100, exhibit F of this article.
B.   In addition to monument signs allowed at each building, three (3) additional monument signs shall be allowed in the park, two (2) of them fronting 13800 South and one of them fronting Bangerter Highway. They will follow the same monument guidelines as stated above.
C.   Wall signage may be installed by individual businesses/buildings on freestanding and in-line single-/multi- tenant buildings. Such signs shall have individually illuminated letters or decorative sign cabinets. Where sign cabinets are utilized, they shall be built into the architectural fascia.
D.   Wall signage shall be allowed at two (2) square feet of wall signage for every one linear foot of building length.
E.   Wayfinding signs will be allowed in the project. Height shall not exceed four feet (4'). The area of the sign shall not exceed twenty (20) square feet.
F.   Suspended or blade type projecting signs may be provided along pedestrian walkways and shall maintain a minimum clearance of seven feet (7') above the pavement.
G.   Flags shall be allowed along the main corridor for up to one week per business as permitted through Draper City. Banners shall be allowed subject to existing Draper code.
H.   One pole sign shall be permitted on the Bangerter Highway frontage. This sign may be a multi-tenant sign, shall be designed to be architecturally compatible with the office park design theme and shall be no taller than thirty feet (30') and no wider than fifteen feet (15') with a sign face of no larger than two hundred fifty (250) square feet.
I.   The pole sign may have LED lighting subject to subsection 9-26-090D of this title. (Ord. 1343, 10-2-2018)

9-18N-080: ARCHITECTURAL REVIEW COMMITTEE:

The construction of any building or other structure within the project, including the design, architecture, exterior elevations, exterior finishes and other architectural attributes will first be approved by the Irvine Business Park Architectural Review Committee. The Architectural Review Committee will have the right to establish standardized construction guidelines for the project which are binding on the owners. No building or structure within the project will be reconstructed, altered, added to or maintained in such a fashion as to alter, in any material respect, the architectural appearance, character, motif or functional purpose of such item, unless such alteration is first approved in writing by the Architectural Review Committee. The Architectural Review Committee is not responsible for determining compliance with Structural and Building Codes, solar ordinances, Zoning Codes or other governmental restrictions, all of which are the responsibility of the applicable owner. The Architectural Review Committee shall consist of as many persons, but not less than three (3), as the declarant, during the declarant control period, or the owners, following the expiration of the declarant control period, may from time to time appoint. At least one member shall be a professional in the field of architecture. (Ord. 1343, 10-2-2018)

9-18N-090: PROCEDURES:

Approval of this Commercial Special District text and accompanying exhibits shall constitute conceptual site plan approval for the commercial components in accordance with City ordinances. Except provided otherwise herein, all other permits shall be processed in accordance with the Draper City requirements, ordinances and procedures. (Ord. 1343, 10-2-2018)

9-18N-100: EXHIBITS:

   EXHIBIT A
   PROPERTY AND SITE PLAN
 
 
 
Note: Drive aisle width in the parking lot is a minimum of 24 feet in width and all emergency access lanes are a minimum of 26 feet in width.
   IRVINE BUSINESS PARK
   400 WEST 13800 SOUTH DRAPER, UTAH
   Print Date: May 1, 2018
 
Total area
= 21.72 acres
20% open space required
= 4.34 acres
Open space provided
= 4.02 acres
Parking lot area
= 17.50 acres
7% parking lot landscape required
= 1.23 acres
Parking lot landscape provided
= 1.63 acres
Surface parking stalls
= 2,086 stalls
Handicap surface parking stalls
= 44 stalls
Phase 1 parking stalls
= 1,310 stalls
Phase 2 parking stalls
= 597 stalls
Phase 3 parking stalls
= 223 stalls
Total surface parking stalls
= 2,130 stalls
 
Note: There are no codified documents wherein RMP defines the requirements or restrictions, other than the restrictions noted in other areas of this article, such as a 10'0" high pole limitation. They are determined on a per project basis with RMP.
   EXHIBIT B
   EXAMPLE OFFICE BUILDINGS
 
 
   EXHIBIT C
   EXAMPLE RETAIL BUILDINGS
 
 
 
 
 
   EXHIBIT D
   LANDSCAPING STANDARDS
 
 
 
 
 
 
 
   EXHIBIT E
   SITE LIGHTING
 
 
 
 
    EXHIBIT F
   SIGNAGE
 
 
 
 
 
 
 
 
    EXHIBIT G
   EXAMPLE PARKING GARAGE STRUCTURES
 
 
 
 
 
 
(Ord. 1343, 10-2-2018)
Publisher's Note: This Section has been AMENDED by new legislation (Ord. 1612, adopted 5-14-2023). The text of the amendment will be incorporated below when the ordinance is codified.
The following development standards are applicable in the southwestern furniture CSD:
A.   Building Height: Maximum building height is forty five feet (45').
B.   Architecture: For buildings in excess of fifty thousand (50,000) square feet, preference will be given to corporate determined architectural schemes; for exterior finishes, subsection 9-22-040(F) of this title will apply, as modified below:
1.   The minimum amount of primary materials shall be forty percent (40%) of all surface materials, not including glass or roofing materials.
2.   Primary materials shall include stucco, EIFS, and exposed concrete.
C.   Dumpsters: Dumpsters shall be enclosed within a decorative masonry enclosure designed to be compatible with overall project architecture.
D.   Outdoor Storage, Display: Outdoor storage and display is prohibited. (Ord. 894, 5-12-2009; amd. Ord. 1612, 5-14-2024)