A.   The requirements of this chapter shall apply to multiple-family dwellings. This includes, but is not limited to, condominium projects, townhomes, and garden apartments hereafter collectively referred to as multiple-family projects.

B.   The requirements of this chapter are intended to apply to multiple-family dwellings in addition to all other applicable regulations and the requirements of this chapter shall not be construed to prohibit or limit other applicable provisions of this title, this code and other laws. In the event of a conflict between the provisions of this chapter and any other provisions of this title, this code or other law, the more restrictive regulation shall apply. (Ord. 641, 8-16-2005; amd. Ord. 1497, 7-20-2021)

A.   Unit Differentiation: Multiple-family projects shall include design features that differentiate adjoining units and create identity for each unit. This goal shall be achieved through the following requirements:

1.   Multiple-family projects shall include a variety of unit sizes.

2.   Multiple-family projects shall include a variety of building heights.

a.   Continuous rooflines greater than fifty feet (50') in length shall not be permitted.

b.   To encourage height variation, multi-family structures shall be allowed to exceed the maximum height of thirty-five feet (35') by five additional feet (5') for up to fifty percent (50%) of the project buildings, subject to subsection A(2)(c) of this section.

c.   In no event shall multiple family structures adjacent to a less intense land use exceed thirty five feet (35') within one hundred feet (100') of the property boundary line.

3.   The front facade of multiple-family structures shall exhibit visual relief through an array of architectural features and varied individual unit setbacks.

a.   Articulation such as roof dormers, hips, gables, balconies, porches, wall projections, and fenestration shall be used to break up the visual massing of building facades.

4.   Multiple-family projects shall include a variety of building colors and materials.

a.   Color utilization should be sensitive to existing development within the vicinity and the natural landscape in which the project is situated.

b.   The use of a minimum of three (3) colors per elevation is required.

c.   Multiple-family project proposals shall submit colored architectural elevations or renderings displaying and identifying all exterior surfacing materials and colors, including roofing material and color, in accordance with subsection 9-5-090(D)(1)(d) of this title.

5.   Multiple-family projects on five (5) or more acres shall incorporate variations of the following architectural elements:

a.   Accent building materials;

b.   Door frames;

c.   Garage doors;

d.   Number of stories;

e.   Rooflines;

f.   Window frames; and

g.   Window types.

6.   Townhouse style multiple-family projects shall not exceed six (6) attached units per building.

7.   Exposed foundation walls shall not exceed four feet (4') above finished grade at any point.

B.   Design: Multiple-family projects shall exhibit exceptional design qualities. This goal shall be achieved through the following requirements:

1.   All exposed sides of multiple-family structures shall have framed windows.

2.   Side and rear elevations that are visible from public and private streets shall match the architectural detailing of the front facade.

3.   Building materials for multiple-family structures shall consist of at least fifty percent (50%) brick, stone, or synthetic stone on all sides of the structure.

a.   The planning commission may grant a deviation from this clause to allow accumulation or clustering of brick, stone, or synthetic stone on the most publicly visible sides of the structure. This deviation is dependent on compliance with the following standards:

(1)   The use of brick, stone, or synthetic stone is equal to a gross calculation of square footage of fifty percent (50%) or more of all structure sides.

(2)   Structure design meets subsection B(2) of this section.

b.   Windows, doors, and roof materials are excluded from the gross calculation of exterior building materials.

c.   The planning commission may also grant a deviation from this clause if a predominant building material exists in the project vicinity and the use of the material will uphold the existing character and style of the given neighborhood. The project developer may present the proposed building material (and color) to the planning commission to substantiate the quality and durability of the proposed dominant material.

4.   Shared entrances for multiple-family structures shall be centrally located, accentuated with architectural detailing, and well lit.

5.   Utility and mechanical equipment extending from multiple-family structures shall be clustered and screened by compatible architectural materials or appropriate vegetation. When the project architecture contains pitched roofs, the roof mounted utility equipment shall be situated on the back side of the roof pitch.

6.   Carports and garages shall complement the project architecture in terms of design, materials, and colors.

7.   Garage doors shall exhibit quality design and color variation throughout the project.

8.   Where a desirable predominate architectural theme/style exists or where design guidelines are established through a master plan, the proposed multiple-family project shall be designed with a compatible theme/style to the aforementioned precedent.

C.   Building Placement And Orientation: Multiple-family projects shall have a strong relationship to the public realm that will enhance the safety and efficiency of the project while improving the character of the neighborhood.

1.   All multiple-family structures shall front onto a right-of-way that is accessible to emergency vehicles.

a.   The planning commission may grant an exception from this clause, for multiple-family structures accessed by a private right-of-way if the following findings can be met:

(1)   Multiple-family structures front onto an open space (courtyard/park) that is accessible to all residents.

(2)   Emergency vehicle access is accommodated for all structures.

2.   Setbacks for multiple-family structures shall be measured from the closest portion of the wall or foundation of the structure to the nearest property line or edge of the public or private right-of-way excluding sidewalks.

a.   For multiple-family dwelling structures that are three (3) stories or less in height setbacks from the right-of-way shall range between five feet (5') and twenty feet (20').

b.   For multiple-family dwelling structures that are over three (3) stories in height, or those that are located adjacent to an existing or proposed collector street as shown on the Draper City master transportation plan, the setbacks form the right-of-way shall range between fifteen feet (15') and thirty feet (30').

c.   For projects with garages, the garage shall be set back at least twenty feet (20') from the right-of-way or alley and shall include a driveway with a depth of at least twenty feet (20'), excluding sidewalks.

d.   Setbacks between dwelling structures shall be no less than fifteen feet (15').

e.   Except for property lines which divide attached units, setbacks from other property lines shall be no less than ten feet (10'). Multiple- family residential projects shall also comply with the perimeter landscaping requirements of section 9-23-090 and land use buffer requirements of section 9-23-110.

f.   Development on corner lots shall comply with the provisions of subsection 9-27-080(C) of this title in which clear view at an intersection shall not be obstructed.

3.   Multiple-family projects with frontage on a public street shall orient units toward the public street.

a.   Multiple-family projects shall promote an active street frontage on all public streets. The creation of a second frontage road or courtyard area along the street frontage, to which units may be oriented toward, is an acceptable option for projects with frontage along classified roads.

b.   Carports are prohibited adjacent to a public right-of-way.

4.   Fencing for multiple-family projects shall be limited to encourage shared open space, pedestrian access, and project integration into the surrounding neighborhood.

a.   Fencing shall only be permitted as a buffer between adjacent land uses, or as private fencing for townhome style developments to delineate a private or limited common area at the rear of a unit.

b.   Fencing along public streets shall be limited to a four foot (4') tall decorative fence in compliance with the clear view restrictions for driveways and intersections as found in Section 9-27-080 of this title.

(1)   The Planning Commission may grant a deviation from this requirement upon finding all of the following:

(a)   The fence is necessary to address health or safety concerns of residents due to the existing constraints of the site; and

(b)   The fencing is open in its design and provides pedestrian access breaks at multiple locations in the fence at intervals that do not exceed one-hundred feet (100') between them.

c.   Fencing used as a buffer between adjacent land uses shall comply with the specifications of Section 9-23-110 of this title.

5.   Resident parking accommodations are encouraged to be located behind multiple-family structures. This includes rear loaded garages with alleyways, auto courtyards and parking lots.

a.   Alley accessways shall be a minimum of twenty six feet (26') wide and shall comply with all International Fire Code and other standards of this title for width and design as adopted by the State of Utah and/or Draper City.

6.   Required visitor parking shall be evenly distributed throughout multiple-family projects and easily accessible.

7.   Driveway and garage parking shall not be included in the multiple- family project’s visitor parking count requirement.

8.   On street parking, parallel or diagonal, is encouraged to be provided on private streets as a substantial portion of the project's parking requirement. This is meant to create flexibility in the available parking spaces for residents and visitors.

9.   Landscaping strips between tire lines in the middle of driveways may be used to break up expanses of impervious surface.

10.   Parking areas shall be broken into smaller parking clusters of twelve (12) spaces or less, using landscaping and pedestrian pathways.

D.   Site Plan, Mobility, And Street Treatment: Pedestrian and automobile circulation shall flow in a logical manner and integrate with neighborhood street connectivity.

1.   A traffic impact study shall be prepared for multiple-family projects on five (5) or more acres, or where required by the city engineer under the provisions of title 11.

2.   The number of road connections and access points for a multiple-family project shall comply with the following design standards and number of access points:

a.   Townhome unit development:

(1)   One access point is required for up to thirty (30) units.

(2)   Two (2) access points are required for developments over thirty (30) units.

b.   Multi-family unit developments, other than townhome unit dwellings:

(1)   One access point is required for projects with up to one-hundred (100) dwelling units.

(2)   Two (2) access points are required for projects with more than one-hundred (100) dwelling units.

c.   Multiple-family projects shall connect to existing public street networks or stubs. Connection to a private street network or stub is encouraged and shall include a perpetual cross access easement. Connection to a private street network or stub shall count as an access point if it allows for unrestricted access to the public and residents.

d.   Projects should strive to emulate the existing neighborhood street grid to provide more opportunities for street connectivity to adjacent properties.

3.   Traffic calming measures such as lateral shifts, raised crosswalks, bulb outs, or chicanes shall be incorporated into multiple-family projects.

4.   Multiple-family projects shall install sidewalks on both sides of all private streets. Sidewalks shall be a width of no less than five feet (5').

a.   The planning commission may permit a deviation from the requirement for sidewalks on both sides of a private street by eliminating the sidewalk or a portion of the sidewalk on one side of the street upon finding all of the following:

(1)   The second sidewalk or portion of the sidewalk does not provide pedestrian connectivity to any units or amenities;

(2)   Ample pedestrian circulation has been provided;

(3)   The purpose and intent of the development standards set forth in this chapter are met; and

(4)   The second sidewalk or portion thereof is unnecessary and/or undesirable.

5.   Private streets within multiple-family projects are encouraged to emulate public street standard elements such as:

a.   On street parallel parking;

b.   High back curb and gutter;

c.   Park strips with street trees and cutback parking; and

d.   Bike paths.

6.   Pedestrian pathways shall be provided between access points, entryways, public gathering nodes, and parking areas. Pedestrian access points shall be installed between the project and the external neighborhood.

7.   All multiple-family projects shall submit a lighting plan in compliance with chapter 20, “Outdoor Lighting” of this title.

a.   Exterior lighting along private streets shall be limited to a maximum height of fourteen feet (14').

b.   Lighting along public streets shall also comply with public street lighting requirements of title 11.

8.   All multiple-family projects shall submit a landscaping plan in accordance with chapter 23, "Landscaping And Screening", of this title.

E.   Common Open Space: No less than thirty percent (30%) of the gross project area, shall be designated for open space uses. Applicants for multiple-family projects shall submit an intent statement outlining a theme for the type of quality open space that the project will provide. The open space theme shall be consistent with the following classifications:

1.   Natural Open Space (Passive Space): In accordance with chapter 24, "Natural Resources Inventory", of this title, applicants for multiple-family projects should survey sensitive and valued natural lands that may be desired for preservation. If this survey reveals a significant portion of natural open space that is suitable for preservation, this open space option is preferred.

2.   Improved Clusters: Improved clusters of open space with landscaping/amenities. This type of open space is large enough in area to be functional for a variety of uses by residents. The accumulation of green spaces can function like recreation areas by encompassing required project amenities. This type of green space is preferred to a myriad of remnant green patches throughout the project. This option is more appropriate for apartment style developments.

3.   Visual Relief: Visual relief from the street through open space. This theme includes setbacks (sometimes called front yards), open side yards, and park strips along the street. This type of open space is meant to give some spatial relief between the buildings and the street through landscaped front yards and park strips that are standard for most residential neighborhoods. This open space theme is more appropriate for townhouse type developments where units have frontage onto the street.

4.   Standards: 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.

c.   Open space excludes private balconies, decks, patio areas, recreation buildings, indoor amenities, vehicle parking, streets and streetscape sidewalks.

d.   No more than thirty percent (30%) of a development's slope areas in excess of thirty percent (30%) can be included in the area calculation for open space; provided, that appropriate amenities making it accessible and usable are included in the project.

e.   Open space should be centrally located and based on existing natural features.

f.   Open space should be clustered to create the most beneficial and efficient use of space.

F.   Amenities: Recreational amenities shall be provided for multiple-family projects.

1.   Multiple-family projects of up to fifty (50) dwelling units shall provide at least one amenity from the following list appropriate for the project size and location. Multiple-family projects over fifty (50) dwelling units shall provide one additional amenity from the list for each additional fifty (50) dwelling units in the project, or portion thereof.

a.   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)   Picnic tables and barbecue area with shade structures.

(5)   Swimming pool (indoor or outdoor), Splash pad, or Hot tub.

(6)   Sports courts (i.e., tennis, basketball, volleyball).

(7)   Natural open space area with benches/viewing areas and/or trails.

(8)   Other active or passive recreational areas that meet the intent of this guideline.

2.   Projects of fifty-one (51) to one-hundred (100) dwelling units shall include one of the following amenities in addition to those required in subsection F(1)(a) of this section:

a.   A minimum of one indoor, social area for gathering, no less than one-thousand (1,000) square feet in size, or a minimum of one outdoor social function area for gathering, no less than one-thousand (1,000) square feet in size. Social function areas shall be centrally located with respect to the overall development.

3.   Projects of more than one-hundred (100) dwelling units shall include both amenities described in subsection F(2)(a) of this section in addition to those required in subsection F(1)(a) of this section. (Ord. 641, 8-16-2005; amd. Ord. 1408, 10-15-2019; Ord. 1437, 5-19-2020; Ord. 1454, 11-10-2020; Ord. 1497, 7-20-21)