Hildale City Zoning Code

This chapter establishes two (2) kinds of design criteria: design standards and design guidelines. They are intended to improve the quality and compatibility of development, particularly with regard to buildings, landscaping, parking, site layout, and signage.

1. Design Standards:
   Design standards are required in addition to other standards set forth in this chapter and are indicated by the verb "shall".
2. Design Guidelines:
   Design guidelines indicate additional actions that may be taken to enhance development design and achieve greater compatibility with adjacent land uses. Guidelines thus use the verb "should" (rather than "shall") signifying that the guidelines are desirable objectives to be achieved but are not mandatory requirements.

1. Applicability:
   The design standards set forth in this chapter shall apply to:
   1. All new multiple residential, commercial, public facility, or industrial buildings and uses except where the requirements of this chapter are expressly superseded by another provision of this chapter.
   2. Existing buildings and uses when a change occurs that involves a design standard set forth in this chapter and the change:
      1. Requires a building or other permit issued by the city; or
      2. Alters the occupancy designation of a building under the building code; or
      3. Increases required parking by more than twenty percent (20%).
2. Imposition Of Conditions:
   In approving a development plan, the approving authority may impose reasonable conditions consistent with the purpose and intent of the purpose of this chapter.
3. Other Code Requirements:
   The requirements of this chapter shall apply in addition to other applicable requirements of this chapter, including, but not limited to:
   1. Chapter 32, "Landscaping And Screening", of this chapter.
   2. Chapter 34, "Off Street Parking And Loading", of this chapter.
   3. Chapter 35, "Motor Vehicle Access", of this chapter.
   4. Chapter 36, "Signs", of this chapter.

1. General Considerations:
   Additions to existing buildings should incorporate predominant architectural features, materials, and colors of the existing buildings.
2. Building Entry:
   Main building entrances shall be easily identifiable and shall be provided with adequate security lighting.
3. Communications Equipment:
   Building mounted communications equipment which extends above a parapet wall shall be the color of the wall or parapet upon which it is placed and designed to blend with the design details of the building. See chapter 50 of this chapter.
4. Detailing:
   Detailing should be used as a method of enhancing the theme or character of a building, thereby adding interest to the development.
   1. Details of a building elevation, such as particular design characteristics or use of material and color, shall continue the character or theme of the project.
   2. Equipment such as, but not limited to, roof mounted communications and mechanical equipment, vending machines and ice machines shall be screened from street view and placed in an area designed for their inclusion as an integral part of the project. See chapter 50 of this chapter.
   3. Patio enclosures visible from a public street shall be compatible and integrated with the architectural character of the project.
   4. Building entryway and stairway design and placement shall be integrated with the design of the project through the use of similar building materials, details, shapes, colors, location or other features.
5. Exterior Materials:
   Exterior building materials shall be durable, require low maintenance, and be of the same or higher quality as surrounding developments.
   1. Details of proposed colors and materials, including color chips, samples, and colored building elevations, shall be shown on building plans when a development project application is submitted.
   2. Reflective surfaces should not be used in locations which may produce excessive reflections or glare that may create a potential safety problem.
   3. Tile, architectural grade asphalt shingles, standing seam metal or similar quality roofing materials shall be used on all visible pitched roofs.
   4. Pad buildings in commercial developments, including service stations, convenience stores, restaurants, auto maintenance facilities and similar uses shall be designed in a compatible architectural style and should incorporate the same materials, colors and landscaping as the primary development.
   5. Pre-engineered metal buildings:
      1. Shall be permitted in all agricultural, residential agriculture, industrial, and public facility zones;
      2. Shall be allowed by conditional use permit in all commercial and residential zones.
6. Grade Separation:
   When the grade of a site is changed, even if due to landscaping or stormwater retention requirements, a grade separation of greater than two feet (2') at any propertyline shall be avoided.
7. Height/Roofline:
   The scale of a project should not overwhelm adjacent buildings.
   1. Perceived height should be reduced as needed by changing the roofline and varying the height.
   2. Roofline and parapet variations should be used to provide architectural style or character for commercial or industrial buildings that have limited wall variations due to functional constraints of the building.
8. Relief:
   Architectural relief should be used in building design to provide interest and variety and avoid monotony. Details that create shade and cast shadows should be used to provide visual relief to the building.
   1. Horizontal and vertical elements of exterior walls should vary in height and projection to provide substantial architectural interest and style. Such interest and style may be provided through, but not limited to, the imaginative treatment of windows, doors, eaves, rooflines and parapets.
   2. Building trim, accents, color, materials and style should be incorporated into primary design themes to promote architectural visual interest.
   3. All exterior elevations of buildings should be integrated into the design theme of the project. In particular, the upper walls of the sides and rear should exhibit relief, rhythm and interest through the use of height variations, relief elements providing shadow, and the use of scuppers, downspouts and expansion joints as design elements.
9. Window And Door Placement:
   Patterns created by window and door placement should be used where possible to add rhythm, variety, and interest to building design. Attractive views should be emphasized, and uncomplimentary views avoided.

1. General Considerations:
   Parking lot design should include a useful pedestrian circulation system, adequate turning radii, an efficient traffic movement pattern, a pleasant appearance, convenient parking locations, efficient drainage, and integration of parking with the character of the site and proposed development.
2. Covered Spaces:
   Covered parking structures should be compatible with the overall design and character of the project.
3. Emergency Vehicle Access:
   Access for emergency vehicles should be integrated into the design of the project.
4. Loading And Unloading Areas:
   Pedestrian drop off locations should be incorporated within overall circulation patterns and should be convenient and safe for pedestrians.
5. Parking Location:
   Parking areas should be located as follows:
   1. In office use projects, twenty five percent (25%) of the required parking spaces should be provided within two hundred feet (200') of the building served, and the balance within four hundred feet (400').
   2. In commercial and industrial use projects, required parking spaces should be located within three hundred feet (300') of the building served.
   3. In residential projects, required parking spaces should be arranged to provide at least one parking space per unit within two hundred feet (200') of the dwelling units they are intended to serve.
6. On Site Traffic Lanes:
   Traffic lanes within a development project should provide a circulation pattern which is convenient and safe. Pedestrian traffic should be incorporated into the project design.
7. Parking Lot Lighting:
   Parking lot lighting should provide adequate illumination, be downward focused, and avoid direct illumination of adjacent property.
8. Traffic Impact On Street System:
   Developments which generate significant increases in traffic should include an analysis of the proposed development's impact on the current and future transportation system, and methods to control traffic.
9. Minimum Parking Requirements:
   See chapter 34 of this chapter.

1. General Considerations:
   Site layout should help create a coherent and unified project. The impact of site design on surrounding property owners should be taken into consideration. Projects should be designed to minimize negative impacts on adjoining property.
2. Loading And Service Bays:
   Landscaped areas and walls should be used to decrease noise levels. Service and loading bays (automotive, service, tire, etc.) shall be oriented away from neighboring residential areas and major public streets.
3. Natural Features:
   Prominent natural features of land, as shown on a natural features inventory, such as hillsides, views or other features should be considered when designing the site. The design should seek to preserve significant natural features and avoid site design problems associated with floodplains, steep slopes, drainage areas, or other similar features.
4. Noise Impact:
   Site design shall include provisions for limiting noise, particularly as to adjacent residential property. The occupants of a development should be protected from noise from both outside and within the site through screening, berming, setbacks, and building materials. Noise generating equipment should be located and buffered to minimize impact on adjacent residential uses or districts.
5. Open Space:
   Open space should be used as a buffer between adjacent properties.
   1. The open space within a development should be integral to the development, not small leftover pieces of land.
   2. Courtyard areas should be designed as usable space.
   3. Recreation and outdoor activity areas should be provided to accommodate all users. Development projects oriented toward elderly users should be provided with passive activities.
   4. Amenities within a development project should be proportional to the size of the project.
   5. Open space should be an integral part of a development project, connecting recreational facilities with other areas utilizing continuous common areas.
   6. Private open spaces such as patios and balconies are encouraged. Patios and balconies should be a minimum sixty (60) square feet in area and have a minimum narrow dimension of six feet (6').
   7. In multiple-family residential zones, common open space should equal or exceed the ground floor area of all buildings on site. Projects greater than one story should provide common open space equivalent to the ground floor area plus fifty percent (50%) of all additional floor area.
6. Outdoor Lighting:
   Lighting should provide visual interest yet limit its impact on adjacent properties.
   1. The exterior lighting of a project should provide for the illumination of buildings and grounds for safety purposes, but in an aesthetic manner. Lighting should be focused downward, and placed and screened to limit the emission of light beyond the development.
   2. Fixtures used in exterior lighting should be selected for functional and aesthetic value.
7. Outside Storage:
   Approved outside storage areas shall be screened from street view and nearby residence, office, and commercial areas.
8. Pedestrian Circulation:
   A network of convenient, safe, and raised or textured pedestrian paths should connect areas within the project, and the project to adjacent properties.
   1. The location and number of access points to a site, the interior circulation pattern, and the separation between pedestrians and vehicles should be designed to maximize safety and convenience, and should be harmonious with proposed and neighboring buildings.
   2. Walkways shall be well lighted to provide visibility, security and a pleasant environment.
9. Privacy:
   Site design and floor plan layouts should be organized to provide privacy for the proposed project and surrounding uses. Window and door placement, and patio/balcony areas should not directly overlook adjacent properties.
10. Security:
    A site should be designed to avoid creating conditions which may invite criminal activity.
    1. Buildings, windows, and landscaping should be located to maximize surveillance of entryways, pathways, and parking lots.
    2. Adequate lighting should be provided throughout the development.
11. Solar Exposure:
    An energy efficient design which reduces summer heat gain and winter heat loss and encourages outdoor usable areas should be incorporated into the site plan.
    1. An energy efficient design to reduce summer heat gain through window and door placement, and landscaping, use of innovative construction materials, or building orientations is encouraged.
    2. Providing shade for outdoor activity areas such as picnic areas and courtyards is encouraged.
12. Trash And Refuse Collection Areas:
    Areas which generate noise and odors shall be located to minimize the impact on adjacent property owners or users. Such areas shall be screened from view. Refuse enclosures at highly visible locations should be six feet (6') high, constructed of materials to match main buildings on the site, and provide latching gates for screening the opening to the enclosure.
13. Walls:
    Different projects and uses should be physically separated to minimize the impact of unattractive or noisy areas and provide a buffer between properties.
    1. Walls which front on a public street should be designed to include colors, materials, forms, and architectural accents compatible with the main building.
    2. Minimum requirements for screening walls: See chapter 37 of this chapter.
14. Auxiliary Equipment:
    Generators and other large auxiliary equipment should be placed at locations where they will be least intrusive in terms of noise, appearance, and odors, particularly for occupants of neighboring properties.
    1. Equipment should be kept low to the ground.
    2. Walls, landscaping, and other materials shall be used to screen auxiliary equipment.
15. Minimum Site Plan Requirements:
    See applicable base and overlay zone standards (chapters 11 to 30) of this chapter.

1. General Considerations:
   The placement and design of signs should be compatible with the development project and with the surrounding area. Signs should be an integral design element of a building and should be compatible with the style of the buildings in terms of location, scale, color and lettering.
2. Minimum Sign Requirements:
   See chapter 36 of this chapter.