This chapter establishes two 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.

A.

Design standards. Design standards are required in addition to other standards set forth in this title and are indicated by the verb "shall."

B.

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.

(Ord. 03-5-1, 5-1-2003, eff. 6-1-2003)

A.

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public facility, or industrial buildings and uses except where the requirements of this chapter are expressly superseded by another provision of this title.

2.

Existing buildings and uses when a change occurs that involves a design standard set forth in this chapter and the change:

a.

Requires a building or other permit issued by the City; or

b.

Alters the occupancy designation of a building under the building code; or

c.

Increases required parking by more than 20 percent.

B.

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 title.

C.

Other code requirements. The requirements of this chapter shall apply in addition to other applicable requirements of this title, including, but not limited to:

1.

Chapter 32, landscaping and screening, of this title.

2.

Chapter 34, off street parking and loading, of this title.

3.

Chapter 35, motor vehicle access, of this title.

4.

Chapter 36, signs, of this title.

(Ord. 03-5-1, 5-1-2003, eff. 6-1-2003)

A.

General considerations. Additions to existing buildings should incorporate predominant architectural features, materials, and colors of the existing buildings.

B.

Building entry. Main building entrances shall be easily identifiable and shall be provided with adequate security lighting.

C.

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 title.

D.

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 title.

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.

E.

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.

Metal buildings:

a.

Shall be permitted in all agricultural, residential agriculture, industrial, and public facility zones; and

b.

Shall be allowed by conditional use permit in all commercial and residential zones.

F.

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 at any property line shall be avoided.

G.

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.

H.

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.

I.

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.

(Ord. 03-5-1, 5-1-2003, eff. 6-1-2003; Ord. 2018-04, 4-5-2018)

A.

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.

B.

Covered spaces. Covered parking structures should be compatible with the overall design and character of the project.

C.

Emergency vehicle access. Access for emergency vehicles should be integrated into the design of the project.

D.

Loading and unloading areas. Pedestrian drop off locations should be incorporated within overall circulation patterns and should be convenient and safe for pedestrians.

E.

Parking location. Parking areas should be located as follows:

1.

In office use projects, 25 percent of the required parking spaces should be provided within 200 feet of the building served, and the balance within 400 feet.

2.

In commercial and industrial use projects, required parking spaces should be located within 300 feet of the building served.

3.

In residential projects, required parking spaces should be arranged to provide at least one parking space per unit within 200 feet of the dwelling units they are intended to serve.

F.

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.

G.

Parking lot lighting. Parking lot lighting should provide adequate illumination, be downward focused, and avoid direct illumination of adjacent property.

H.

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 (e.g. signage, turn lanes, traffic signals, etc.).

I.

Minimum parking requirements. See chapter 34 of this title.

(Ord. 03-5-1, 5-1-2003, eff. 6-1-2003)

A.

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.

B.

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.

C.

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.

D.

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.

E.

Open space.

1.

Open space should be used as a buffer between adjacent properties.

2.

The open space within a development should be integral to the development, not small leftover pieces of land.

3.

One tree shall be planted for every 1,000 square feet of landscaped open space. These trees shall count toward the requirements of section 10-32-5 of this title for multifamily developments with no front yard areas.

4.

Courtyard areas should be designed as usable space.

5.

Recreation and outdoor activity areas should be provided to accommodate all users. Development projects oriented toward elderly users should be provided with passive activities.

6.

Amenities within a development project shall be proportional to the size of the project.

7.

Open space should be an integral part of a development project, connecting recreational facilities with other areas utilizing continuous common areas.

8.

Private open spaces such as patios and balconies are encouraged. Patios and balconies should be a minimum 60 square feet in area and have a minimum narrow dimension of six feet.

9.

In multiple-family residential zones and multi-family areas of planned developments, open landscaped space shall be at least 20 percent of the total land space of the development.

a.

Landscape buffering should be a minimum of ten feet wide, and shall contain a total of one tree and three shrubs for every 35 feet of the buffering area. Landscape buffering that is not otherwise required shall count as open space.

b.

Except for natural features such as hillsides, natural landscapes, washes, and other natural open spaces, all areas that are unencumbered by improvements shall be landscaped and treated in a way to control dust and weeds. This may include additional landscape treatments, rocks, or planting of natural vegetation.

c.

For townhome developments with all backyards extending more than ten feet from the back of houses, the minimum percentage of the total land space of the development that must be open landscaped space shall be 15 percent.

d.

For duplex developments with all backyards extending more than ten feet from the back of houses, the minimum percentage of the total land space of the development that must be open landscaped space shall be ten percent.

e.

The Planning Commission, in its discretion, may lower the amount of open landscaped space or amenities required for a development under 50 units if the development is within a one-quarter mile of a City park.

f.

Open and common space must contain some kind of amenities as set forth below:

(1)

Developments above 300 units shall add one amenity for every 50 units.

(2)

Amenities may include, but are not limited to, pools of at least 1,500 square feet, health or fitness facilities, playgrounds, community gardens, trail systems, dog parks, sport courts, and club houses. All amenities shall be built to commercial standards.

(3)

If multiple amenities are required, the type shall vary. Duplicates of amenities should be avoided but may be approved by the planning commission.

(4)

Open landscaped space and amenities shall be centrally located within the development or otherwise easily accessed by all residents within the development. All amenities and open space shall have walking trails or sidewalks for access. Each unit within a development shall be within a quarter mile of an amenity. Where applicable, multiple amenities shall be placed throughout the property to ensure equitable access.

(5)

Amenities shall either be maintained by common ownership or deeded to the City if the City agrees to accept ownership.

(6)

Amenity plans shall be submitted with preliminary site plans and shall be approved or denied by the planning commission based on the commission's determination of whether the number, nature, and size of the proposed amenities in the amenity plan satisfies the requirements and purposes of this chapter.

(7)

Development may be phased. Public and owners' association-owned amenities shall be fully developed and operational in conjunction with each phase of the subdivision as a percentage of the total developed or number of units in the subdivision. For example, if 25 percent of the units of the development are being constructed, then a minimum of 25 percent of the dollar value of the built-out amenities must be developed concurrently.

(8)

All amenities designed and designated to be transferred to City ownership and maintenance must meet Hurricane City Design Standards. The City must review and approve any improvements that will be owned and maintained by the City as part of the construction drawing review.

F.

Outdoor lighting plan. All final site plans shall submit an outdoor lighting plan that complies with City outdoor lighting standards.

G.

Outside storage. Approved outside storage areas shall be screened from street view and nearby residence, office, and commercial areas.

H.

Pedestrian circulation.

1.

A network of convenient, safe, and raised or textured pedestrian paths shall connect areas within the project, and should also connect the project to adjacent properties and transit facilities.

2.

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.

3.

Master planned trails shall be a minimum of 12 feet wide, primary trail systems that connect different developments shall be a minimum of ten feet wide. Internal walkways (sidewalks) shall be a minimum of five feet wide. Primitive and unpaved trails are permitted in natural open space. All trails and pedestrian paths shall comply with pedestrian connectivity standards.

a.

For a trail to count as an amenity, it shall be paved, a minimum of ten feet wide, and traverse the development from one end to the opposite end. Amenity trail systems shall connect to master planned trails, parks, schools, commercial areas, adjacent developments and other natural/primitive trail systems where applicable. Trail connectivity should be coordinated with adjacent properties.

4.

For multifamily developments or planned developments, a pedestrian circulation plan shall be submitted with the preliminary site plan application. Pedestrian circulation plans shall contain:

a.

Location of walkways;

b.

Width of walkways;

c.

Connection points between adjacent properties;

d.

Location of active transportation master plan trails, if any, in the vicinity of the property and any internal pathways connections to these trails;

e.

Connections between residential buildings and amenities; and

f.

Street crossings and crosswalks which shall be clearly marked.

5.

Covered or locked bicycle storage shall be provided in all multifamily developments at a rate of one space per two units. Bicycle storage shall be provided through private storage such as garages or storage units or public storage such as covered bike parking. Bicycle storage shall be located to be convenient for residents' daily use.

I.

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.

J.

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.

Subject to Hurricane City's outdoor lighting standards, adequate lighting should be provided throughout the development.

K.

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.

L.

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 high, constructed of materials to match main buildings on the site, and provide latching gates for screening the opening to the enclosure.

M.

Walls.

1.

Different projects and uses should be physically separated to minimize the impact of unattractive or noisy areas and provide a buffer between properties.

2.

Walls which front on a public street should be designed to include colors, materials, forms, and architectural accents compatible with the main building.

3.

Minimum requirements for screening walls: see chapter 37 of this title.

N.

Auxiliary equipment.

1.

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.

2.

Equipment should be kept low to the ground.

3.

Walls, landscaping, and other materials shall be used to screen auxiliary equipment.

O.

Minimum site plan requirements. See applicable base and overlay zone standards (chapters 11 to 30) of this title.

(Ord. 03-5-1, 5-1-2003, eff. 6-1-2003; Ord. 2019-04, 5-2-2019; Ord. No. 2022-36, 8-18-2022)

A.

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.

B.

Minimum sign requirements. See chapter 36 of this title.

(Ord. 03-5-1, 5-1-2003, eff. 6-1-2003)

The purpose of this section is to encourage lighting practices that minimize light pollution, glare, light trespass, and sky glow to preserve the night sky and the rural character of our community.

1.

Scope. All exterior lighting installed after the effective date of this ordinance shall conform to the requirements of this section.

2.

Requirements. Only lighting that is needed shall be installed.

a.

For commercial and industrial properties: exterior lighting shall be fully cut off, focused downwards, and fully shielded so that no light source is visible, and placed and screened so that it does not cause light trespass on any adjacent properties.

(1)

Fully cut off lighting shall be defined as lighting fixtures that have completely opaque tops and sides, such that light can only escape from the bottom and is aimed towards the ground with no light aiming upwards.

b.

All new exterior lighting shall have a color temperature of 4,000 Kelvin or less, with a temperature of 2,700 Kelvin preferred.

c.

Walkway lighting within multifamily developments and planned developments shall be fully shielded and no more than 1,000 lumens and no more than three feet above the ground.

d.

Motion sensor lighting shall not remain illuminated for more than five minutes at a time.

e.

Gas station canopy and drive-up cover lighting shall be down-lighting and recessed so no part of any light fixture or lens extends below the lower surface of the canopy frame.

f.

Recreational facilities shall be required to have full cutoff light fixtures and not have light trespass onto adjacent properties except for where it is unavoidable.

g.

Light poles with floodlights in parking lots and other such facilities shall not exceed 18 feet in height and shall adhere to all other requirements of this chapter.

h.

Signs. Signs may be unlighted, lighted externally, lighted internally, or backlit. All sign lighting must be designed, directed, and shielded in such a manner that the light source is not visible beyond the property boundaries where the sign is located. Lighting for signs must be directed such that only the sign face is illuminated. All lighted signs must have stationary and constant lighting.

3.

Exceptions. The following classifications of lighting are exempt from this section:

a.

Lighting that has a brightness of less than 1,000 lumens (approximately one 60-watt incandescent light bulb).

b.

Floodlights that have external shielding of the light source and are angled towards the ground at 30 degrees or less.

c.

Temporary lighting by emergency services.

d.

Lighting for the United States of America and State of Utah flags.

e.

Lighting for public or private outdoor events provided the lighting is turned off by 12:00 a.m. and the event is in compliance with all other City ordinances.

f.

Holiday lighting. Any decorative lighting put up on a temporary time period for the celebration of a special event or holiday.

g.

The lighting of telecommunication towers to meet Federal Aviation Administration regulations.

h.

Lighting at airports to comply with Federal Aviation Administration requirements. All other airport lighting must meet the requirements of this section.

i.

Lighting used only for recreational lighting when all reasonable measures have been taken to minimize the lighting of surrounding properties. Any adjacent luminaires surrounding the recreational facility, such as lighting for sidewalks, are not exempt.

j.

Motion sensor lights that are on for less than five minutes at a time.

k.

Lighting for agricultural uses, provided that sound agricultural practices are being met.

4.

Nuisance lighting. Light trespass from all commercial and industrial properties to residential properties in a way that causes a nuisance is prohibited.

5.

Diagrams and exhibits. Guidelines for outdoor lighting are below.

a.

Cutoff lights.

(Ord. No. 2022-36, 8-18-2022)