The general intent of these multi-family residential design guidelines and standards is to improve the overall quality of multi-family development in Ivins City, to ensure the compatibility of multi-family development with surrounding land uses. These multi-family design guidelines and standards shall apply to all new multi-family development within Ivins City. (Ord. 2018-05, 2018)

These guidelines and standards are intended: to improve site planning, to enhance the image of the City, reflect unique site characteristics, and provide strong neighborhood environments; to protect natural site features, open space and use and incorporate such features and areas as community amenities; and to provide usable open space and maintain significant natural areas for the use and enjoyment by residents of the multi-family development.

      (a)   Density Calculation: In all multi-family High Density Residential zoning districts, densities shall be calculated as a percentage of the total square footage of the horizontal cross section of all residential structures at their largest point as compared to the total square footage of the parcel(s) included in the multi-family development. In addition to structures intended for human habitation, residential structures include but are not limited to garages, storage units, covered patios, and any similar structures. In no event, shall a property owner be allowed a base density that is less than the density that would be achieved using an R-1-5 zoning district.

      (b)   Maximum Density With No Density Bonus: The maximum allowed base densities with no bonus improvements are as follows:

         (i)   Fifteen percent (15%) for multi-family developments with standard height restrictions.

         (ii)   Twenty percent (20%) for multi-family developments limiting the height of all structures located within fifty feet (50') of the outside boundary of the multi-family development to eighteen feet (18').

         (iii)   Twenty-five percent (25%) for multi-family development limiting the height of all structures to eighteen feet (18').

   (c)   Maximum Density With Density Bonus: The maximum allowed base densities with bonus improvements are as follows:

      (i)   An additional ten percent (10%) for multi-family developments with standard height restrictions.

      (ii)   An additional fifteen percent (15%) for multi-family developments limiting the height of all structures located within fifty feet (50') of the outside boundary of the multi-family development to eighteen feet (18').

      (iii)   An additional twenty percent (20%) for multi-family development limiting the height of all structures to eighteen feet (18').

For purposes of this section, the ten percent (10%), fifteen percent (15%), and twenty percent (20%) respective bonuses are referred to as the "Density Bonus".

   (2)   Open Space: The intent of this section is to create areas of usable open space for passive and active recreation that are easily accessed by residents, provide focal points for community recreation and interaction, and add to the overall quality of life for residents. Usable open space should be integrated purposefully into the overall design of the development and not merely be residual areas left over after buildings and parking lots are sited.

      (a)   Minimum Usable Open Space Required:

         (i)   All new multi-family developments shall set aside at least a minimum area of site acreage as usable open space for the passive and active recreational use and enjoyment of the development's residents. The usable open space shall be aggregated into meaningful, quality open spaces. Clustering of buildings is encouraged to minimize small, narrow, unassigned strips in front of and between buildings. Open space shall be clearly identified on the development plan.

         (ii)   The minimum amount of usable open space shall be eight hundred (800) square feet for the first two (2) units and two hundred (200) square feet for each additional unit.

      (b)   Areas Not Allowed As Part Of Usable Open Space: The following shall not count toward usable open space set aside requirements:

         (i)   Private lots, yards, balconies and patios dedicated for use by a specific unit;

         (ii)   Public right-of-way or private streets and drives;

         (iii)   Open parking areas and driveways for dwellings;

         (iv)   Land covered by structures, except for ancillary structures associated with the use of open space such as gazebos, picnic shelters and approved recreational amenities;

         (v)   Designated outdoor storage areas;

         (vi)   Required perimeter setback areas;

         (vii)   Land and area between buildings and parking lots of less than twenty feet (20'); or

         (viii)   Detention/retention areas, including drainage swales except when accessible and usable, as determined by the City, for use by residents (e.g., picnic areas, passive recreation areas, playgrounds, etc.).

      (c)   Design Criteria For Usable Open Space: Usable open space may include:

         (i)   Planting areas and trees;

         (ii)   Water features;

         (iii)   Grass areas;

         (iv)   Seating;

         (v)   Pedestrian scaled lighting;

         (vi)   Walkways/paths;

         (vii)   Gazebos/covered picnic;

         (viii)   Play structures for children; and

         (ix)   On site community recreation amenities.

      (d)   Preservation Of Natural Features: On a case by case basis, the preservation of significant natural features or areas may be considered as open space for density bonus purposes.

   (3)   Bonus Improvements:

      (a)   Density Bonus Calculations: To qualify for a Density Bonus, or any portion thereof, a multi-family development may include any of the improvements listed below. Any Density Bonuses will be awarded proportionally based on the square footage of the improvements compared to the recommended size indicated, but in no event will qualify for a bonus higher than the maximum percentage of the Density Bonus indicated. Any single multi-family development may include any combination of the improvements listed below but in no event will be awarded a Density Bonus in excess of the maximum bonus listed in subsection (1)(c) above.

      (b)   Outdoor Activity Improvements: A multi-family development may qualify for up to forty percent (40%) of its allowable Density Bonus by including outdoor activity improvements, such as a basketball court, volleyball court, pickleball court, or other amenity intended to be used for active, organized activities, with a recommended size of seventy five (75) square feet of outdoor activity improvements per unit in the multi-family development.

   (c)   Outdoor Recreation Improvements: A multi-family development may qualify for up to thirty percent (30%) of its allowable Density Bonus by including outdoor recreation improvements, such as a children's play area, barbeque area, picnic area, or other amenity intended to be used for simple recreation, with a recommended size of seventy five (75) square feet of outdoor recreation improvements per unit in the multi-family development.

   (d)   Swimming Pool Improvements: A multi-family development may qualify for up to thirty percent (30%) of its allowable Density Bonus by including a swimming pool, with a recommended size of forty (40) square feet of swimming pool, and related amenities, per unit in the multi-family development. At least half of the square feet per unit must be surface area of the swimming pool.

   (e)   Indoor Improvements: A multi-family development may qualify for up to twenty five percent (25%) of its allowable Density Bonus by including indoor improvements, such as a weight room, exercise room, pickle ball court, meeting room or other amenity intended to be used indoors, with a recommended size of forty (40) square feet of indoor improvements per unit in the multi-family development. (Ord. 2008-21, 2009; Ord. 2019-08, 2020)

It is the intent of this section to ensure that buildings relate appropriately to surrounding developments and streets; to create a cohesive identity for the neighborhood and attractive street scene; promote efficient site layout in terms of vehicular and pedestrian circulation patterns.

   (1)   Site layout guidelines:

      (a)   Multi-family buildings shall be clustered or grouped to form neighborhoods and shall be oriented or arranged in a manner to enclose required common open spaces, recreation amenities and parking areas.

      (b)   The minimum setbacks for multi-family dwelling units shall be twenty five feet (25') front setback, ten feet (10') side setback, ten feet (10') rear setback, twenty five feet (25') side setback on street side corner.

      (c)   The minimum separation between multi-family buildings, including accessory buildings, on the same lot or development shall be twenty feet (20'). (Ord. 2013-09, 2013)

      (d)   For multi-family buildings with walls greater than sixty feet (60') in length adjacent to interior property lines, the building setback shall be increased by one hundred percent (100%) from such interior property lines when adjacent properties are zoned for single-family dwellings.

         (i)   Twinhome Zoning District: Single story twinhomes may have a maximum building wall length of eighty feet (80') before increasing setbacks. For single story twinhomes with walls greater than eighty feet (80'), the building setback shall be increased by fifty percent (50%). For two story twinhomes with walls greater than sixty feet (60') in length adjacent to interior property lines, the building setback shall be increased by fifty percent (50%).

         (ii)   Townhouse Zoning District: Single story townhouses may have a maximum building wall length of eighty feet (80') before increasing setbacks. For single story townhouses with walls greater than eighty feet (80'), the building setback shall be increased by fifty percent (50%). For two story townhouses with walls greater than sixty feet (60') in length adjacent to interior property lines, the building setback shall be increased by fifty percent (50%). (Ord. 2018-05, 2018)

The following parking standards for multi-family developments are intended: to reduce the predominance and visibility of parking lots and covered parking from perimeter streets; to improve the appearance of parking lots, especially through increased landscaping; and to ensure that dwelling units have convenient access to parking.

   (1)   Parking Amount And Type:

      (a)   Parking shall be provided in the following amounts:

 

 

      (b)   Covered parking may be provided if it is not located along perimeter public streets and is screened from view by landscaping, landscaped berms and/or walls. (Ord. 2017-17, 2017)

   (2)   Parking Location And Layout:

      (a)   Garage Entries, Carports, Parking Areas And Structures: To the maximum extent feasible, garage entries, carports, parking areas, and parking structures shall be internalized in building groupings or oriented away from street frontage.

      (b)   Location Along Perimeter Public Street: Parking areas and freestanding parking structures (detached garages or carports) located along a perimeter public street shall not occupy more than thirty percent (30%) of each perimeter public street frontage.

      (c)   Parking Blocks: The total number of required parking spaces shall be broken up into smaller "blocks" of parking, with no more than twenty four (24) parking spaces per parking block.

         (i)   Parking blocks shall be separated from each other by a landscaped area no less than ten feet (10') in width.

         (ii)   Setbacks for parking blocks shall be twenty five feet (25') from the property lines fronting streets and ten feet (10') from interior property lines, private drives and multi-family buildings.

      (d)   Sufficient Parking: To the maximum extent practicable, each multi-family development shall have sufficient parking that meets the standards of subsection (1)(a) of this section (parking amount and type), plus guest parking spaces, in a location convenient to the buildings the spaces are intended to serve. (Ord. 2008-21, 2009)

      (e)   Carports And Detached Garages: Carports and detached garages shall be limited to one hundred twenty feet (120') in length. No more than three (3) detached garage structures or three (3) carport structures shall be located adjacent to each other end to end. The minimum separation between adjacent detached parking structures (detached garages and carports) shall be twenty feet (20'), and such separation area shall be landscaped. Carports must be screened from view with landscape, landscaped berms and/or walls and preferably located within the interior of the development rather than along perimeter public streets. (Ord. 2017-17, 2017)

   (3)   Vehicular Access:

      (a)   Vehicular access should be from minor rather than major streets.

      (b)   Vehicular access points shall be no closer to an intersection than one-third (1/3) of the length of the adjacent property line or as specified in the Ivins City transportation master plan, whichever is more restrictive.

   (4)   Pedestrian Access:

      (a)   Pedestrian sidewalks shall provide easy access to buildings, parking areas, usable common areas and at multiple access points into the development.

      (b)   Pedestrian sidewalks shall be provided to adjoining compatible land uses, e.g., public parks, schools, churches, public trails, neighborhood shopping and activity centers.

   (5)   Buffering Required: Parking areas located on perimeter frontages shall be buffered with berms and landscaped features. (Ord. 2008-21, 2009)

These building design standards are intended: to create and add to the visual interest of Ivins City streets; to ensure quality and consistency in building architectural character and style; to ensure compatibility with adjacent development as applicable; to avoid featureless building masses; to provide visual scale of large multi-family buildings; to achieve unity of design through the use of similar materials and colors; and to ensure accessory structures are compatible with the primary buildings they serve.

   (1)   Building Height:

      (a)   Maximum building height within sixty feet (60') of any property line shall not exceed twenty five feet (25').

      (b)   Maximum building height beyond sixty feet (60') shall not exceed thirty five feet (35'). (Ord. 2014-13, 2014)

   (2)   Building Length: The maximum length of multi-family residential buildings shall be one hundred twenty feet (120'). When the long side of a multi-family residential building abuts Community Commercial (C-1), Multi-Family Residential (R-M) or mixed use zoning districts, or when the buildings are within the interior of a multi-family (R-M) project, the total length of the multi-family building may be increased up to one hundred fifty feet (150'). (Ord. 2018-11, 2018)

   (3)   Building Massing: In order to maximize the integration of manmade structures with the natural environment and to minimize undesirable distractions, land use applications shall demonstrate the incorporation of techniques for reducing the apparent size and bulk of proposed buildings and structures. At a minimum, the following techniques shall be utilized, recognizing that other techniques may be incorporated as well:

      (a)   Coherent Building Design: All sides of a building may have a visual or other impact, and shall be coherently designed and treated. A consistent level of detail and finish on all sides of a building shall be provided; however, a lesser degree of detail is allowed on non-street facing sides.

      (b)   Wall Variations: Continuous building wall surfaces shall be relieved with variations of wall planes or overhangs that create shadow areas and add visual interest.

All sides of a building visible from a public street or other significant public views shall have variation in wall planes in order to provide articulation and shadow areas. Offsets in wall planes shall be required as follows: buildings eighty feet to one hundred twenty feet (80' - 120') in length shall have a minimum of three (3) faces, with each face plane separated by at least a two foot (2') offset, although two (2) nonadjoining faces could be on the same plane; buildings forty feet to eighty feet (40' - 80') in length shall have a minimum of two (2) faces with each face plane separated by at least a two foot (2') offset; and buildings less than forty feet (40') in length shall not be required to have an offset but shall be required to have a minimum of two (2) architectural features that provide articulation and shadowing. The length of required offset planes shall be twenty percent to fifty percent (20% - 50%) of the total building length, with said percentages reduced by ten percent (10%) each if one additional wall plane is provided. If two (2) or more additional wall planes are provided beyond the minimum requirement, the minimum length of any face shall be eight feet (8'). Architectural features may include covered porches, balconies, window pop outs, inset windows, bays, etc., and shall be spread out over the length of the building.

      (c)   Roof Variations: Roofs shall also provide variation in a manner similar to wall variations. The same lengths used for determining the minimum number of wall offsets shall also apply in determining the minimum number of roof variations. However, the minimum roof offset of parapets (flat roofs) or eve lines (pitched roofs) shall be twelve inches (12") or five percent (5%) of the overall building height, whichever is greater. The use of front facing gables, dormers, hip roof formations, etc., may be regarded as the required offset for pitched roofs.

   (4)   Architectural Detail:

      (a)   Each building in a multi-family development should have a definitive, consistent style.

      (b)   A consistent level of detail and finish on all sides of a building shall be provided; however, a lesser degree of detail is allowed on non-street facing sides.

      (c)   All buildings shall incorporate a minimum of three (3) additional architectural features or repetitive details such as covered porches, balconies, window pop outs, inset windows, bays, etc., and shall be spread out over the length of the building. (Ord. 2014-13, 2014)

This section is intended to achieve unity of design through the use of similar materials and colors throughout multi- family developments. Building materials shall be compatible with those predominantly used in the surrounding area and shall blend with the natural desert environment.

   (1)   Exterior Building Materials:

      (a)   Approved materials include natural or cultured stone, stucco, masonry (colored and split face), and concrete (exposed aggregate or colored stamped, pitted and textured).

      (b)   Disapproved materials include unfinished gray block or concrete, metal and vinyl siding, hardboard or plywood siding.

   (2)   Sound Transmission Coefficients:

      (a)   Walls and floors/ceilings between units shall have a sound transmission coefficient greater than fifty (50).

      (b)   Walls bordering hallways shall have a sound transmission coefficient of forty five (45) or greater.

   (3)   Roofing Materials:

      (a)   Approved visible roofing materials include nonreflective concrete or clay tile, wood shingles or shakes (fire retardant only), patina copper, architectural grade composition shingles, nonreflective colored metal.

      (b)   Disapproved visible roofing materials include corrugated metal roofs, any white/brightly colored or reflective materials.

   (4)   Building Material Colors:

      (a)   Each individual building shall display a minimum of two (2) wall surface colors or a combination of two (2) approved materials (e.g., stone and stucco).

      (b)   Colors or materials shall not be excessive in their contrast with each other or the natural surroundings.

      (c)   Other subtle "accent" colors are encouraged.

   (5)   Accessory Structures:

      (a)   Detached garages, carports, and other accessory structures, including, but not limited to, mailboxes, storage/maintenance facilities, recreational facilities, picnic shelters, and gazebos, shall incorporate similar materials, scale, colors, architectural details, and roof slopes as the primary multi-family buildings.

      (b)   Rear walls of detached garages and carports that back onto the perimeter street shall be articulated with windows, variety of roof planes, etc., or shall be made to appear as a perimeter wall with landscaping and berming being used to further screen them from view from perimeter streets. (Ord. 2008-21, 2009)

Landscaping is a visible indicator of quality development and shall be an integral part of every multi-family project, not merely located in leftover portions of the site. Landscaping is intended to visually tie the entire development together, define major entryways and circulation (both vehicular and pedestrian) and parking patterns, and, where appropriate, help buffer less intensive adjacent land uses.

   (1)   Landscaping Required:

      (a)   Landscaping is required in all setback areas and open space areas.

      (b)   Undisturbed natural areas incorporated within a landscape plan will be considered on a case by case basis.

      (c)   All landscape plans shall be prepared and stamped by a registered landscape architect.

   (2)   Streetscape And Parking Area Landscape:

      (a)   Streetscape and parking area landscaping shall incorporate xeriscape principles which include drought tolerant plants and trees, boulders and hardscape with intermittent outcroppings of grass (limited) and ground cover.

      (b)   Large areas of gravel, rock, or bare ground are prohibited.

   (3)   Open Space: Usable open space shall incorporate user friendly materials such as grass, synthetic turf, sand or wood chip play areas and shall be bordered by xeriscape. (Ord. 2008-21, 2009)

This section is intended to: eliminate adverse impacts of light spillover; provide attractive lighting fixtures and layout patterns that contribute to a unified lighting design; and provide exterior lighting that promotes safe vehicular and pedestrian access to and within a development, while minimizing the impacts on adjacent properties.

   (1)   Outdoor Lighting: All outdoor lighting shall conform with title 14, chapter 10, "Outdoor Lighting", of this Code. (Ord. 2008-21, 2009)

While fencing is required to buffer uses, it can create a visually monotonous streetscape. These standards provide fencing and wall standards that are visually appealing, complement the overall design of the development and surrounding properties, and provide visual interest to pedestrians and motorists.

   (1)   Fencing And Walls: All fencing and walls shall conform to section 16.11.135 of this title, and sections 15.05.502 and 15.05.503 of this Code. (Ord. 2008-21, 2009)

Service areas, trash collection areas, and mechanical/utility equipment create visual and noise impacts on surrounding uses and neighbors. These standards provide visual and noise buffers from public rights-of-way and adjacent uses.

   (1)   Service And Trash Collection Areas:

      (a)   To the maximum extent feasible, trash containers and collection areas shall be oriented toward rear or interior service corridors.

      (b)   Trash collection areas and containers shall be located a minimum of twenty feet (20') from any public street, public sidewalk or property line adjacent to a residential use.

      (c)   Trash collection areas shall be enclosed by a six foot (6') solid masonry wall. The entrance into the service area shall be a closable gate that provides screening.

   (2)   Mechanical/Utility Equipment:

      (a)   Mechanical equipment including HVAC units, swamp coolers, AC condensers, shall not be located on pitched roofs or attached to the sides of structures.

      (b)   Mechanical equipment may be located on flat roofs when fully screened by appropriate parapet walls that blend with the architecture of the structure. Parapet screening walls shall be included in the original architectural drawings and not installed as an afterthought. Parapet walls shall be constructed and designed to reduce noise from mechanical equipment.

      (c)   Ground mounted mechanical/utility equipment screening shall be an integral part of the building structure and architecture and shall not give the appearance of being "tacked on" to the structure. (Ord. 2008-21, 2009)

   (1)   Density: Up to six (6) units of existing density may be replaced with the same or less density in townhouses.

   (2)   Parking: A minimum of two (2) parking spaces per unit is required; however, no covered parking is required.

   (3)   Setbacks: The setbacks applicable to the Townhouse Zoning District shall apply, i.e., ten feet (10').

   (4)   Open Space: The open space requirements of this chapter are not applicable. (Ord. 2017-06, 2017)