Within the R-2-B Zone, the height and number of stories, the size of buildings and other structures, the percentage of a lot that may be occupied, the size of yards, courts and other open spaces, the density of population, the location and use of buildings, structures and land are regulated and restricted as set forth in this chapter. (Ord. 2018-03, 4-18-2018, eff. 5-15-2018)

   A.   The objective in establishing the R-2-B Residential Zone is to provide a residential environment within the City which is characterized by a more compact and somewhat denser residential development and somewhat higher volume of vehicular and pedestrian traffic than is characteristic of lower density zones and to utilize transferable development rights (TDRs) to achieve higher densities. This zone is only available for areas west of Highway 89 that have a General Plan land use designation of high density residential (HDR).

   B.   Representative of the uses in this zone are single-family dwellings, duplexes, twin homes, town homes, senior housing, nursing homes, public parks, playgrounds, schools, places of worship and other compatible uses. (Ord. 2018-03, 4-18-2018, eff. 5-15-2018)

A temporary office building used as an office in connection with the sale of property within a subdivision under construction, provided that the temporary office is located on the same tract of land as the subdivision. A permit therefor shall be valid for not more than one year, at the expiration of which time the use shall be discontinued; subject to section 18.84.200 of this title (construction of temporary buildings).

Customary residential pets, except kennels.

Fences, walls and hedges; subject to section 18.84.100 of this title.

Gardening.

Home occupations, subject to the provisions of section 18.84.380 of this title.

Public schools, public libraries, public recreation buildings and similar public buildings and grounds; places of worship, but not including temporary revival tents or buildings; public utility buildings and structures, providing that no storage yard shall be maintained on the premises. All uses under this heading are subject to section 18.84.320, "Site Plan Review Process And Bonding", of this title.

Senior housing.

Single-family dwellings - conventional construction and modular homes, twin homes, duplexes, town homes. Also residential accessory structures appurtenant thereto.

Temporary building or yard storage of construction materials and equipment incidental and necessary to construction of a housing development, utilities or other community facilities, provided such temporary building or yard is located on the same tract of land on which the houses, utilities or other community facilities are constructed. A permit therefor shall be issued only to the contractor or builder and shall be valid for not more than one year, at the expiration of which time the same building or storage yard shall be removed from the premises and the use discontinued; subject to section 18.84.200 of this title (construction of temporary buildings). (Ord. 2018-03, 4-18-2018, eff. 5-15-2018)

Places of worship.

Residential healthcare facilities (nursing homes, including skilled nursing and intermediate healthcare facilities), subject to compliance with the standards for such uses as set forth in section 18.84.370 of this title and the approval of site plan in accordance with the provisions of section 18.84.320 of this title. (Ord. 2018-03, 4-18-2018, eff. 5-15-2018)

   A.   Base Density: The maximum allowed density for projects not utilizing TDRs is four (4) units per acre exclusive of right-of- way dedications.

   B.   TDR Density Bonus: A density bonus of up to eight (8) units per acre may be achieved with the use of TDRs. The number of TDRs required shall be determined by the following steps:

      1.   Determine the base density as described in subsection A of this section;

      2.   Determine the difference between the proposed density and the base density; and

      3.   Divide the difference between the proposed density and the base density by four (4) (density bonus). The result of this calculation equals the number of TDRs required. When the calculation results in a fraction of a whole number, the TDR requirement shall be rounded up to the next whole number.

By way of example, if a property is two (2) acres in size after subtracting the rights-of-way, its base density would be eight (8) units (lot area x 4 units per acre). If the applicant was proposing a total of sixteen (16) units, two (2) TDR certificates would be required. This is determined by calculating the difference between the proposed density and the base density (16 - 8 = 8) and then dividing the result by four (8 / 4 = 2). (Ord. 2018-03, 4-18-2018, eff. 5-15-2018)

   A.   Lot Size: The minimum lot size and width requirements in the R-2-B Zone are described in table A of this subsection.

 

 

   B.   Setback Standards: The minimum building setbacks in the R-2-B Zone for primary structures are described in table B of this subsection.

 

 

Note: Setbacks are measured from the property line to the foundation of the building except for the "garage facing the street" setback which is measured from the back of sidewalk.

   C.   Projections Into Yards: The following structures may be erected on or projected into any required yard:

      1.   Fences and walls in conformance with this Code and approval by the Planning and Zoning Director. Other City codes or ordinances also apply.

      2.   Landscape elements including trees, shrubs, agricultural crops, and other plants.

      3.   Necessary appurtenances for utility service.

      4.   The structures listed below may project into a minimum front or rear yard up to four feet (4'), and into a minimum side yard up to two feet (2'):

         a.   Cornices, eaves, belt courses, sills, buttresses, or other similar architectural features.

         b.   Fireplace structures and bays, provided that they are not wider than eight feet (8') measured generally parallel to the wall of which they are a part.

         c.   Stairways, balconies, door stoops, fire escapes, awnings, and planter boxes or masonry planters not exceeding twenty four inches (24") in height.

         d.   Porte-cochere over a driveway in a side yard, providing such structure is not more than one story in height and twenty four feet (24') in length, and is entirely open on at least three (3) sides except for necessary supporting columns and customary architectural features.

         e.   Covered porch.

      5.   Cantilevered elements such as bay windows or other pop-outs that are eight feet (8') or less in length may encroach into a minimum side and/or rear yard no more than two feet (2').

      6.   An uncovered deck may encroach no more than eight feet (8') into a rear yard.

   D.   Permissible Lot Coverage For Detached Units: All buildings, including accessory buildings and structures, shall cover not more than forty percent (40%) of the lot.

   E.   Building Height: No lot or parcel of land in the R-2-B Zone shall have a building or structure used for dwelling or public assembly which exceeds a height of two (2) stories with a maximum of forty feet (40') as defined in section 18.08.010 of this title.

   F.   Accessory Buildings: See section 18.26.020 of this title.

   G.   Design Standards: Single family detached, duplexes and twin homes shall have the following design standards:

      1.   No two (2) detached homes of the same exterior architectural design shall be situated next to, or across the street from, another.

      2.   For projects of ten (10) lots or more, the developer/builder shall provide Mapleton City with no less than five (5) different home designs with differing exterior elevations, rooflines, colors and materials. Exceptions shall be granted if the lots or pads are sold to individuals who will build custom homes. If the lots are purchased by one builder or multiple builders who have purchased a "block" of lots or pads, then these design standards shall apply.

      3.   Twin homes and duplexes shall be designed so that both units are architecturally compatible in forms and materials.

      4.   Garages that face the street shall be recessed a minimum of five feet (5') from the front wall and/or covered entry element of the structure.

   H.   Project Plans: Project plans for town homes shall be approved by the City Council in conjunction with subdivision plat approval. Plans shall include the following minimum standards:

      1.   No more than five (5) individual units may be attached without the creation of a new separated building.

      2.   Each unit must have a well-defined entrance celebrated by a front porch or covered entryway.

      3.   The massing of the front facade of each unit shall be broken up into smaller components to avoid unrelieved vertical walls. (Ord. 2018-03, 4-18-2018, eff. 5-15-2018)