This chapter shall be known as the PLANNED RESIDENTIAL DEVELOPMENT-1 ORDINANCE or PRD-1 ORDINANCE. (Ord. 2009-06, 6-17-2009, eff. 8-19-2009)

   A.   The purpose of this chapter is to create diverse, quality housing in the city, while also providing a buffer from anticipated commercial development along the state road corridor (Highway 89) and adjacent lower residential uses.

   B.   The purpose of this chapter is accomplished by:

      1.   Allowing densities higher than a typical residential development;

      2.   Establishing standards for landscaping, building and site design, public safety, parking, aesthetics, traffic circulation, fencing, lighting, and other similar site improvements; and

      3.   Requiring standards that enable the PRD-1 to fit into the surrounding neighborhoods. (Ord. 2009-06, 6-17-2009, eff. 8-19-2009)

The city council makes the following findings:

   A.   Requiring standards for smaller lot housing will help preserve the quality of housing in the future within Mapleton City.

   B.   Smaller lot housing may be utilized to help buffer commercial uses from low density residential development.

   C.   Although small lot housing has enjoyed a strong market demand as an alternative to the traditional large lot housing, additional standards for small lot housing are necessary to ensure adequate light, air, privacy, and open space for each dwelling unit, and to protect residents from the harmful effects of excessive noise, population density, traffic congestion, and other adverse environmental effects. (Ord. 2009-06, 6-17-2009, eff. 8-19-2009)

   A.   The area for the PRD-1 is located generally on the northwest corner of 1100 West and Maple Street, buffering existing and anticipated future commercial developments from low density residential developments.

   B.   All uses within a PRD-1 shall comply with the development agreement provided under subsection 18.77.060M of this chapter.

   C.   The PRD-1 includes single-family dwellings on lots smaller than typically allowed in other zones.

   D.   Accessory apartments may be allowed if determined with a development agreement provided under subsection 18.77.060M of this chapter.

   E.   Home occupations (subject to section 18.84.380 of this title) with the following additional restrictions:

      1.   Notwithstanding the provisions of subsection 18.84.380D7 of this title, parking is further limited to the number of available off street parking spaces at the home. The home occupation owner shall ensure that all off street parking spaces shall be located in the driveway or garage. A client or employee shall park in the off street parking spaces designated for the home.

      2.   A client or employee of the home occupation may not park or store a vehicle at the premises overnight. (Ord. 2011-16, 10-11-2011, eff. 11-28-2011)

The city shall not issue a building permit for any portion of the planned residential development until the final or final phased plat has been approved by the city council and recorded at the Utah County recorder's office. (Ord. 2009-06, 6-17-2009, eff. 8-19-2009)

The city requires the following development standards and requirements within the PRD-1:

   A.   Density: A PRD-1 may be developed with overall densities of twelve thousand (12,000) square feet per unit with the use of TDRs. A PRD-1 not utilizing TDRs shall not exceed densities of fourteen thousand five hundred (14,500) square feet per unit.

      Thus, by way of example and not limitation, a property owner who owns a total of ten (10) acres with an overall density of twelve thousand (12,000) square feet per unit shall be required to submit a total of six (6) TDRs, illustrated as follows:

      10 acres multiplied by 43,560 square feet = 435,600 square feet

      435,600 square feet divided by 12,000 square feet = 36 units

      435,600 square feet divided by 14,500 square feet = 30 units

      Total number of TDRs required = 6 TDRs (36 units subtracted by 30 units)

   For the purpose of determining fractions, any fractional number shall be rounded up. For example, if the TDR calculation is 6.25, the property owner shall be required to submit a total of seven (7) TDRs.

   B.   Area: The minimum size requirement for any project applying for the PRD-1 shall be no less than ten (10) acres.

   C.   Minimum Floor Area: All dwelling units shall have a minimum main floor area of one thousand two hundred (1,200) square feet. Two-story homes shall have a minimum area of one thousand (1,000) square feet on the main floor. Main floor areas shall be exclusive of garages, porches, areas not normally considered occupied space.

   D.   Setbacks: All setbacks within the PRD-1 shall comply with the development agreement provided under subsection M of this section.

   E.   General Height Requirement: A maximum of thirty feet (30') measured from the finished grade at the foundation to the midpoint of the roof.

   F.   Fences:

      1.   Perimeter Fences: Developers shall erect a fence with a minimum height of six feet (6') on the perimeter of the PRD-1, except that no fence is allowed along exterior street frontages. However, if the applicant desires a fence along an exterior street frontage, the city council may approve the fence if the fence does not interfere with traffic safety. The perimeter fence shall have a consistent design throughout the project and use the same construction materials for the entire fence. The purpose of the fencing requirement is to buffer the surrounding residential neighborhoods from the PRD-1 and to buffer the PRD-1 from surrounding commercial uses. The city council may waive the fencing requirement if the topography is such that the fence does not meet the purpose of the fencing requirement. Wood fences and chainlink fences with slats are not permitted in the PRD-1.

      2.   Patio/Limited Common Area Fences: A patio or limited common area adjacent to the rear of a dwelling unit may be enclosed with a six foot (6') high maximum fence, provided that such fence includes an access gate from the common area. The minimum width and length of the common area leading to the gate shall be fifteen feet (15').

   G.   Landscaping:

      1.   All land within a PRD-1 not covered by buildings, driveways, sidewalks, structures, and patios shall be designated as common area and shall be permanently landscaped with trees, shrubs, lawn, or ground cover and maintained in accordance with good landscaping practice. All required setback areas adjacent to public or private streets shall be landscaped. All landscaping shall have a permanent underground sprinkling system.

      2.   At least one deciduous tree of two inch (2") caliper measured four feet (4') above the ground, one evergreen tree at least five (5) gallons in size, and sixteen (16) evergreen shrubs at least five (5) gallons in size are required for every dwelling.

   H.   Lighting Plan: The PRD-1 shall include a lighting plan. The lighting plan shall be designed to:

      1.   Discourage crime;

      2.   Enhance the safety of the residents and guests of the PRD-1;

      3.   Prevent glare into the sky and onto adjacent properties; and enhance the appearance and design of the project;

      4.   The PRD-1 homeowners' association is required to control, meter, and pay for all power costs for all outside lighting shown on the lighting plan except for front and back door lighting. The lighting plan shall designate which lighting shall be commonly metered to the association or owner.

   I.   Parking: Each residential unit shall have an attached or detached two (2) car garage. There shall be a minimum of four (4) parking spaces provided for each dwelling, two (2) in the garage and two (2) in the driveway directly in front of the garage. All parking spaces shall measure at least nine feet by eighteen feet (9' x 18'). Developers shall pave with asphalt and/or concrete all parking spaces, parking areas, and driveways and provide proper drainage. Drainage shall not be channeled or caused to flow across pedestrian walkways.

   J.   Streets:

      1.   All streets within a PRD-1 zone shall comply with the development agreement provided under subsection M of this section.

      2.   A traffic study will be required for the PRD-1.

      3.   All streets that are shown on the Mapleton City transportation master plan shall be developed as public streets according to the size and general location shown on the Mapleton City master street plan.

      4.   The city council has the authority to require streets in a PRD-1 to connect with other public streets outside the PRD-1 where such connection is necessary for good traffic circulation in the area.

      5.   All streets in a PRD-1 shall be public streets constructed to city standards and specifications and dedicated to the city. However, private drives may be permitted, provided that:

         a.   They will not extend to or provide service to another property or parcel not included in the PRD-1.

         b.   They shall be paved with either concrete or asphalt and shall not access or service more than five (5) units.

         c.   They will not provide access or travel between, or otherwise connect with two (2) or more public streets.

         d.   They are designed by a qualified civil engineer and constructed to city standards and specifications.

         e.   They are designated on the final plat as perpetual rights of way and public utility easements.

         f.   All access points from public streets have "Private Street" or "Private Drive" signs installed.

         g.   They are no less than twenty four feet (24') in width.

         h.   The city council or city engineer may require private streets/drives to be wider if necessary to ensure traffic and pedestrian safety and to reduce traffic congestion.

   K.   Exterior Finishing Materials: The front elevation shall be of either brick, stone, cultured stone, stucco, or a combination of these materials. The rear and side elevations shall be of either brick, stone, cultured stone, stucco, or hard surface siding (hardy plank).

   L.   Homeowners' Association: The applicant shall establish a homeowners' association for the PRD-1. The homeowners' association shall maintain all common and open areas, including any amenities provided within the project.

   M.   Development Agreement Required: Prior to the rezone hearing before the planning commission and city council for the PRD-1, the applicant shall provide a detailed development agreement that details the entire project, an accurate legal description, the total number of units, the number of TDRs being used, the amount of, and design of open spaces, fencing and any other amenities the developer is going to provide. The agreement will be recorded with the Utah County recorder and will be attached to the title of the property. (Ord. 2009-06, 6-17-2009, eff. 8-19-2009)

Meet all requirements of chapter 17.20, "Performance Guarantees", of this code. (Ord. 2009-06, 6-17-2009, eff. 8-19-2009)