Midvale City Zoning Code

17-7-10.11 Jordan

Bluffs Subarea 4 Residential Development

17-7-10.11.1 Purpose.

The purpose of this chapter is to create the zoning plan required in Chapter 17-7-10 and the specific development review process for residential development in Subarea 4 of the Jordan Bluffs zone. This chapter applies to all residential development in the area depicted as Subarea 4 in the Jordan Bluffs zone and described as Lot 1 in the Jordan Bluffs subdivision. Provisions of this title shall apply to residential development in Subarea 4 except to the extent that a provision conflicts or is inconsistent with the provisions set forth in this chapter, in which case the provision of this chapter shall apply. Figure 1 represents the divisions of Subarea 4 created for the purpose of identifying areas for specific development standards contained herein. The boundaries of these areas may be adjusted based on final interior road location.

(Ord. 2017-17 § 1 (Att. A))

17-7-10.11.2 Uses.

A. Use Table. The following uses are allowed with the applicable development permit(s) in Jordan Bluffs Subarea 4. If a use is not specifically designated, then it is prohibited. Some uses have additional standards included in Chapter 17-6, Supplementary Regulations.

Type	Allowed	Administrative	Conditional	Business License
Assisted Living Facility			X	X
Child Care, In-Home:
Center: ≤ 6 children		X		X
Facility: 7 to 12 children			X	X
Dwellings:
Multifamily	X
Single Family, Attached	X
Home Occupation	X			X
Religious/Educational Institution	X
Residential Facility for Elderly Persons	X
Residential Facility for Persons with a Disability	X			X

B. Conditional Use Standards of Review. The city shall not issue a conditional use permit unless the community development department, in the case of an administrative conditional use, or the planning commission, for all other conditional uses, concludes that the application mitigates adverse impacts and complies with the following general standards applicable to all conditional uses, as well as the specific standards for the use:

1. General Review Criteria. An applicant for a conditional use in Subarea 4 must demonstrate:

a. The application complies with all applicable provisions of this title, state and federal law;

b. The structures associated with the use are compatible with surrounding structures in terms of use, scale, mass and circulation;

c. The use is not detrimental to the public health, safety and welfare;

d. The use is consistent with the Midvale City general plan, as amended;

e. Traffic conditions are not adversely affected by the proposed use including the existence of or need for dedicated turn lanes, pedestrian access, and capacity of the existing streets;

f. Sufficient utility capacity;

g. Sufficient emergency vehicle access;

h. Location and design of off-street parking as well as compliance with off-street parking standards provided for in Section 17-7-10.11.7;

i. Fencing, screening, and landscaping to separate the use from adjoining uses and mitigate the potential for conflict in uses;

j. Compatibility of the proposed mass, bulk, design, orientation, and location of the structures on the site, including compatibility with buildings on adjoining lots and to the street;

k. Exterior lighting that complies with the lighting standards of the zone and is designed to minimize conflict and light trespass with surrounding uses; and

l. Within and adjoining the site, impacts on the aquifer, slope retention, flood potential and appropriateness of the proposed structure to the topography of the site.

2. Specific Review Criteria for Certain Conditional Uses. In addition to the foregoing, the community development department or planning commission must review each of the following criteria when considering approving or denying an application for each of the following conditional uses:

a. Child Care Facility/Center. Each application for a child care facility or center must include:

i. City business license application, to be finalized upon approval;

ii. Compliance with state, federal and local law; and

iii. A delivery, traffic and parking plan which adequately mitigates the adverse impacts of increased traffic generation.

b. Assisted Living. Each application for an assisted living use must comply with the following:

i. The maximum number of residents shall be:

(A) Eight for structures fronting on public streets smaller than collector streets; and

(B) Sixteen for structures fronting on public streets considered collector streets or larger.

ii. A complete application shall include:

(A) Proof of state license for assisted living or its equivalent;

(B) A design, residential in character and architecturally compatible with the neighborhood, which adequately screens the use from neighboring lots; complies with Utah Department of Health standards;

(D) A sign plan which includes no more than two square feet of signage for facilities on public streets smaller than collector streets, and monument signs not to exceed thirty-two square feet for facilities on public streets considered collector streets or larger; and

(E) A delivery, traffic and parking plan which adequately mitigates the adverse impacts of increased traffic generation on the neighborhood in which it is located. The parking plan should propose parking appropriate to the proposed use of the facility. (Ord. 2024-27 § 1 (Att. A); Ord. 2022-13 § 1 (Att. B); Ord. 2017-17 § 1 (Att. A))

17-7-10.11.3 Development review process.

The following development review process applies to all new development in Jordan Bluffs Subarea 4.

A. Large Scale Master Plan. A large scale master planned development application is required for Subarea 4 as a whole prior to any specific development applications, i.e., subdivision plats, site plans, conditional use permits, building permits. Subdivision plats creating development parcels are exempt from this requirement. The large scale master plan shall address the following development standards:

1. Environmental Constraints. Due to the limitations of the capped portions of the Jordan Bluffs site all wet utilities and landscaped areas shall be installed as regulated by this title, the Institutional Controls, Site Management Plan (2017) and Site Modification Plan (2004). The capped portion of Subarea 4 is identified as “Area C” in Figure 1 of this chapter.

2. Residential Density. The maximum residential density is thirty units per acre averaged over Subarea 4.

3. Recreational Amenities. The applicant shall improve a minimum of fifteen percent averaged over the entire Subarea 4 as functional outdoor and indoor recreational amenity areas for residents of the development. These amenities include such improvements as elevated plazas designed for recreation purposes; outdoor recreation spaces such as pools, playgrounds, informal playing fields; and the square footage of buildings and interior spaces devoted to amenity and recreational use. Improved, common recreational amenities shall be located within close proximity or easily accessible to all residential projects within the Subarea 4.

4. Open Space, Landscaping and Recreational Amenities. The applicant shall improve a minimum of twenty-five percent averaged over the entire Subarea 4 as open space, landscaping and recreational amenity areas. These areas include such improvements as landscaped areas not less than five feet wide, landscaped setbacks, walkways, paths, and recreational amenities as described above. For purposes of clarification, the portion of the fifteen percent recreational amenity standard located outside of buildings shall be included with the minimum twenty-five percent open space standard.

5. Building Height Transition. In “Area A” and “Area B” identified in Figure 1 of this chapter, the maximum height allowed for structures is four stories, not to exceed fifty feet, subject to the following exception: when a structure is less than sixty feet from a property with a residential use, the maximum height shall be three stories, not to exceed forty feet.

6. Public Road Improvements. The applicant shall provide the following public road improvements:

a. Bingham Junction Boulevard from 7800 South to the Intersection of the Extension of Ivy Drive as Depicted on the Jordan Bluffs Subarea Plan. Bingham Junction Boulevard shall include a public right-of-way of ninety-two feet to include a center raised planter/left turn lane with two traffic lanes, a bike lane, planter area and sidewalk on each side as shown by the cross section below.

b. Extension of Ivy Drive from Main Street to the Intersection of Bingham Junction Boulevard as Depicted on the Jordan Bluffs Subarea Plan. The extension of Ivy Drive shall include a public right-of-way of seventy feet to include sidewalk, planter area, parking lane, bike lane and traffic lane on each side as shown by the cross section below.

c. Interior Roads. Interior public roads shall be constructed within Subarea 4 to service residential areas. Public roads interior to Subarea 4 shall include public rights-of-way of sixty feet to include sidewalk, planter area, parking lane, and traffic lane on each side as shown by the cross section below.

d. 7800 South Right-of-Way Improvements. Curb, gutter, sidewalk and landscape improvements along the south side of 7800 South between Le Page Street and Bingham Junction Boulevard are required.

e. Main Street Right-of-Way Improvements. Curb, gutter, and sidewalk improvements along the Main Street property frontage are required. These improvements shall match and tie into the right-of-way improvements to the north with the necessary right-of-way property dedicated to Midvale City for these improvements.

f. Pedestrian Connections. Walkways of at least five feet in width shall be incorporated within and between developments, and to Holden Street, Lennox Street and Main Street. Where walkways cross roads or driveways, stamped concrete or asphalt, or other distinguishable material, shall be used to construct crosswalks.

7. Private Roads. Private roads shall include a right-of-way width of thirty-five feet, with twenty feet of pavement installed to city specifications and fire code, two and one-half feet of curb and gutter on each side and either a five-foot sidewalk adjacent to the curb on both sides or a four-foot sidewalk and a five-foot park strip on one side. On-street parking is not allowed on a private road and the road shall be posted as a no parking area. Private roads shall be owned and maintained by an owners’ association with an appropriate mechanism in place to ensure their long-term maintenance.

8. Connections to Existing Neighborhood. The applicant shall provide a pedestrian connection to Lennox Street and Main Street and pedestrian and automobile connections to Holden Street or Wasatch Street. Pedestrian connections shall be a minimum of five-foot-wide improved walkways tying in with a project interior pedestrian system. The automobile connection is not required to be a full extension of the adjoining street through the new development, but shall include a minimum drive width of twenty feet. Other pedestrian and/or automobile connections to the existing neighborhood to the east are encouraged where such connections provide for the orderly flow of traffic both within and outside the development and minimize the concentration of traffic onto any particular city street.

B. Development Agreement. In 2019, the city entered into an amended and restated master development agreement with Gardner Jordan Bluffs, L.C. During the term of the amended and restated master development agreement and subject to any amendment to the amended and restated master development agreement, a development agreement, in a form satisfactory to the city attorney and city council, and consistent with law, shall be required to ensure the property owner complies with the provisions applying to Subarea 4 of the zoning district, the large scale master plan and site plan approvals, and allowing the property owner the right to develop in accordance with the approved plan for a period up to, but not exceeding, fifteen years.

C. Subdivision Plats, Site Plans, Conditional Use Permits and Building Permits. Prior to any development occurring in Subarea 4, the applicant shall obtain all applicable development permits as required in Title 16 and Chapter 17-3. These development permits shall be consistent with the approved large scale master plan, development agreement, this chapter and current building code. (Ord. 2024-26 § 1 (Att. A); Ord. 2023-14 § 1 (Att. D); Ord. 2017-17 § 1 (Att. A))

17-7-10.11.4 Residential development standards.

The following development standards apply to all new development:

A. Lot Size. No minimum lot size is required, but the lot size must be sufficient to accomplish the development standards of this chapter and the building code.

B. Setbacks. All setbacks are measured from the property line. There are no minimum setbacks except as required by the building code, required landscape setbacks, residential landscape buffers, and the residential setback.

C. Residential Setback. The minimum setback from the property line to a new residential structure when adjacent to a property with a residential use is twenty feet.

D. Build-to Line. When adjacent to Main Street, Ivy Drive or an interior public or private road, a thirty-foot landscape setback, measured from the property line adjacent to said road, is required. In the case of Main Street, the landscape setback shall be measured from the new right-of-way line created per Section 17-7-10.11.3(A)(6)(e). These setbacks shall serve as the build-to line for residential structures. At least fifty percent of the front elevations must be built within five feet of the build-to line. The planning commission may modify this requirement for changes in wall plane due to architectural features or if the site is encumbered by curvilinear roads and/or property lines. Residential structures in “Area A” identified in Figure 1 of this chapter, and along the entirety of Seghini Drive, shall not be subject to the build-to line requirement. At-grade patios and porches may extend into the thirty-foot landscape setback up to eight feet.

E. Residential Density. The maximum residential density is thirty units per acre averaged over Subarea 4.

F. Except for ordinary repairs and maintenance of lighting approved and installed after January 2, 2002, all new development must comply with the following outdoor lighting standards:

a. Light sources shall be at least as efficient as LED and no greater than four thousand K in correlated color temperature (CCT).

b. Light levels shall be designed such that light trespass measured at the property line does not exceed 0.01 foot-candles.

c. Light fixtures shall use a cutoff luminaire that is fully or partially shielded with no light distributed above the horizontal plane of the luminaire or into nearby residential structures.

d. In no case shall the total lumens emitted for a single site exceed one hundred thousand lumens per acre.

2. Parking Lot Lighting. Parking lot lighting shall be designed and constructed to comply with the following standards:

i. Luminaire mounting height is measured from the parking lot or driveway surface and may range from ten feet to thirty feet, based on review of site plan, proposed land uses, surrounding land uses, parking area size, building mass, topography of site, and impacts on adjacent properties.

ii. Poles and fixtures shall be black, dark brown, or another neutral color approved by the community development director.

iii. All attempts shall be made to place the base of light poles within landscape areas.

iv. Light poles in parking areas shall not exceed thirty feet in height. Poles exceeding twenty feet in height are appropriate only for parking areas exceeding two hundred stalls and not in close proximity to residential areas.

a. Wall-mounted lighting fixtures shall not be located above eighteen feet in height unless being used as building accent lighting. Fixture styles and finishes shall complement the building exterior.

b. Lighting located along pedestrian pathways or in areas primarily dedicated to human activity shall be bollard style lighting or down-directed lighting not to exceed twelve feet in height. Pedestrian lighting shall be coordinated through each project and shall complement adjacent projects to the greatest extent practical.

c. In order to avoid light pollution, backlit awnings, up-light spotlights, and floodlights are prohibited.

d. Street lighting shall either be chosen from the city’s approved streetlight list or installed to match a theme set by developments within the zone or neighborhood.

e. Lighting for outdoor athletic facilities may be mounted on a roof or wall at a height above the typical eighteen-foot maximum provided it is demonstrated by the applicant through submittal of appropriate documentation and light studies showing that the facility cannot otherwise be properly lighted. This lighting shall comply with the following requirements:

i. Light fixtures and necessary supports shall not extend more than four feet above the roof line;

ii. Light fixtures shall include appropriate shields to ensure no light trespass off the site;

iii. Light fixtures shall include appropriate shields and louvers to minimize, to the greatest extent possible, any point source light pollution;

iv. Light fixtures and supports shall be painted to blend with the color scheme of the structure to which they are mounted;

v. Light fixtures shall be dimmable to address any possible unforeseen light impacts once they are constructed and operable; and

vi. The planning commission shall review the hours of light usage and shall approve an appropriate usage schedule depending on the specific situation and impacts on the surrounding area.

4. Upgrading Preexisting Lighting. An applicant must bring preexisting lighting into compliance with this code upon application with the business license department for a change in ownership, new business in a stand-alone structure or in a multi-tenant structure in which the new business utilizes more than fifty percent of the building square footage on the site, in conjunction with an application for a building permit for any alteration, remodel or expansion of any structure on the site, or in conjunction with changes to the approved site plan.

5. Lighting Plan Submission Requirements. A lighting plan is required for all developments and must contain the following:

a. Plans indicating the location on the premises and the type of illumination devices, fixtures, lamps, supports, reflectors, installation and electrical details;

b. Description of illuminating devices, fixtures, lamps, supports, reflectors, and other devices that may include, but are not limited to, manufacturer catalog cuts and drawings, including section where required, and photometric data, such as that furnished by manufacturers, or similar showing the angle of the cutoff or light emission; and

c. A point-by-point light plan to determine the adequacy of the lighting over the site.

6. Exceptions. The following requirements are intended to provide exceptions to specific lighting regulations set forth herein:

a. Up to two thousand five hundred lumens of upward-directed lighting per acre is permitted for landscape, architecture, and artistic uses provided no measurable light trespass occurs beyond property lines.

b. Streetlights installed along public and private rights-of-way are exempt from the lumen-per-acre limit.

c. String or bistro lighting is exempt from the cutoff, down-directed, and shielded requirements. (Ord. 2021-24 § 1 (Att. A); Ord. 2020-15 § 1 (Att. A); Ord. 2019-06 § 1 (Att. B); Ord. 2017-17 § 1 (Att. A))

17-7-10.11.5 Landscaping standards.

The following landscaping standards apply to all new residential development:

A. Required Open Space, Landscaping and Recreational Amenities. The applicant shall professionally landscape the project property, in accordance with an approved landscape plan. The landscape plan shall include details for the open space, landscape and recreational amenity areas required in the approved large scale master plan for the specific development area. The amount of open space, landscaping and recreation amenity area for a specific development within Subarea 4 shall not be less than that included in the approved large scale master plan. Landscape plan approval is a condition precedent to issuance of a building permit for the project property. All landscaping shall be in place prior to issuance of a certificate of occupancy for a structure, unless seasonal conditions make installation unfeasible, in which case the applicant shall provide cash security or its approved alternative for all landscaping, which landscaping shall be installed by the following May 31st.

B. Landscaped Setback from Edge of Public or Private Right-of-Way. The landscaped setback from the edge of a public right-of-way or private right-of-way shall be a minimum of thirty feet, except along Seghini Drive, where the landscape setback shall be a minimum of twenty feet.

C. Residential Landscape Buffer. New development adjacent to a property with a single-family use shall provide a minimum fifteen-foot landscaped buffer consisting of large trees, shrubs, and a minimum six-foot and a maximum eight-foot screening wall along the residential property boundary. The screening wall shall be constructed of precast concrete, SimTek Ecostone Plus (or equivalent), brick, masonry or other permanent materials, and shall have a finish that complements the development along all property boundaries adjacent to single-family residential use.

D. Planting Standards. Landscape plans shall address the following standards:

1. Building Foundation Landscaping. The ground adjacent to the building foundation must be landscaped if it is visible from public vantage points. Building foundation landscaping shall consist of a combination of small and medium sized deciduous and evergreen shrubs, grasses and perennials.

2. Street Frontage Tree Requirements. An applicant shall provide at least one street tree for each forty lineal feet of frontage along all public and private roads. Street frontage trees may be clustered or spaced linearly near the sidewalk as provided in an approved landscape plan.

3. Minimum Number of Trees. A minimum of one tree for every four hundred square feet of required landscaping is required for all landscaped areas. Street trees may be included in calculations to meet this requirement.

4. Plant Materials. Areas requiring landscaping shall be planted with substantial live plant material including: plants, shrubs, trees, sod, etc., for the purpose of buffering, screening, and improving the visual quality of the site. Plants selected for landscape areas shall consist of plants that are well suited to the microclimate and soil conditions at the project site. Plants with similar water needs shall be grouped together as much as possible. Landscaped areas less than four feet wide shall be landscaped with water conserving plants.

a. Types of Vegetation. At least fifteen percent of the landscaping must be evergreen. Up to twenty-five percent of the landscape area may include specialty paving, street furniture, and outdoor seating areas. Trees that are planted in the park strip shall meet the specifications described in the standard construction specifications of Midvale City.

b. Size of Trees. The following standards apply to the use of plant and tree material:

i. Deciduous Trees. All deciduous trees shall have a minimum caliper size of one and one-half inches.

ii. Ornamental Trees. All ornamental trees shall have a minimum caliper size of one and one-half inches.

iii. Evergreen Trees. All evergreen trees shall have a minimum height of six feet.

5. Mulch. After completion of all planting, all irrigated nonturf areas shall be covered with a minimum four-inch layer of mulch to retain water, inhibit weed growth, and moderate soil temperature. Nonporous material shall not be placed under the mulch.

6. Soil Preparation. Soil preparation will be suitable to provide healthy growing conditions for the plants and to encourage water infiltration and penetration. Soil preparation shall include scarifying the soil to a minimum depth of six inches and amending the soil with organic material as per specific recommendations of the landscape designer based on the soil conditions.

7. Planting Plan. A detailed planting plan shall be drawn at a scale that clearly identifies the following:

a. Location of all plant materials and ground covers, a legend with botanical and common names, and size of plant materials;

b. Property lines and street names;

c. Existing and proposed buildings, walls, fences, utilities, paved areas and other site improvements;

d. Existing trees and plant materials to be removed or retained;

e. Designation of landscape zones; and

f. Details and specifications for tree staking (trees less than a two-inch caliper must be double-staked until the trees mature to two-inch caliper), soil preparation, and other planting work.

8. Crime Prevention Through Environmental Design (CPTED). The plan must demonstrate how CPTED principles will be used in the design and layout of buildings, streets, accesses and open space areas. Design shall promote natural surveillance, access control, territorial reinforcement, sense of ownership, and maintenance. CPTED landscaping guidelines shall be used, including planting shrubs so as not to impede natural surveillance and trees with a proper ground clearance of six feet above walkways and sidewalks and eight feet above vehicular travel and parking lanes. To encourage public safety through natural surveillance, natural access control, and territorial reinforcement, blank walls are discouraged adjacent to streets, pedestrian areas, and open space amenities. Symbolic barriers, such as low-lying fences/walls, landscaping and signage, shall be used to discourage crime and to promote safety. Ground floor parking garages are discouraged immediately adjacent to streets. Developments shall have street-side building elevations, with windows, and with balconies, decks or landscape terraces encouraged.

a. As part of the site plan approval process, a copy of the landscape plan documentation package shall be submitted to the city for review and approval.

b. Following construction and prior to issuing the approval for occupancy, an inspection shall be scheduled with the planning department to verify compliance with the approved landscape plans.

c. The city reserves the right to perform site inspections at any time before, during or after the irrigation system and landscape installation, and to require corrective measures if requirements of this chapter are not satisfied.

10. Removal. No required landscaping shall be removed without replacement of equal or better quality. This shall include the installation of healthy plant materials as well as a tree-for-tree replacement as governed by this chapter.

E. Irrigation Standards. Irrigation plans shall be designed to accompany the landscape plan and shall address the following standards:

1. A pressure-regulating valve shall be installed and maintained by the consumer if the static service pressure exceeds eighty pounds per square inch (psi). The pressure-regulating valve shall be located between the meter and the first point of water use, or first point of division in the pipe, and shall be set at the manufacturer’s recommended pressure for the sprinklers.

2. All irrigation systems shall include an electric automatic controller with multiple program and multiple repeat cycle capabilities and a flexible calendar program. All controllers shall be equipped with an automatic rain shut-off device, and the ability to adjust run times based on a percentage of maximum ETO.

3. On slopes exceeding thirty-three percent, the irrigation system shall consist of drip emitters, bubblers or sprinklers with a maximum precipitation rate of 0.85 inches per hour and adjusted sprinkler cycle times to eliminate runoff.

4. Each valve shall irrigate a landscape with similar site, slope and soil conditions and plant materials with similar watering needs. Turf and nonturf areas shall be irrigated on separate valves. Drip emitters and sprinklers shall be placed on separate valves.

5. Drip emitters or a bubbler shall be provided for each tree unless located in a turf area. Bubblers shall not exceed one and one-half gallons per minute per device. Bubblers for trees shall be placed on a separate valve unless specifically exempted by the city due to the limited number of trees on the project site.

6. Sprinklers shall have matched precipitation rates with each control valve circuit.

7. Check valves shall be required where elevation differences will cause low-head drainage. Pressure-compensating valves and sprinklers shall be required where a significant variation in water pressure will occur within the irrigation system due to elevation differences.

8. Filters and end flush valves shall be provided as necessary for drip irrigation lines.

9. Valves with spray or stream sprinklers shall be scheduled to operate between six p.m. and ten a.m. to reduce water loss from wind and evaporation.

10. Program valves for multiple repeat cycles where necessary to reduce runoff, particularly on slopes and soils with slow infiltration rates.

11. Spacing of irrigation heads shall not exceed fifty-five percent of coverage diameter.

12. Backflow preventer device is required and shall be located between the water meter and stop and waste valve.

13. Irrigation Plan. A detailed irrigation plan shall be drawn at the same scale as the planting plan and shall contain the following information:

a. Layout of the irrigation system and a legend summarizing the type and size of all components of the system;

b. Static water pressure in pounds per square inch (psi) at the point of connection to the public water supply;

c. Flow rate in gallons per minute and design operating pressure in psi for each valve and precipitation rate in inches per hour for each valve with sprinklers; and

d. Installation details for irrigation components.

F. Fencing. Fencing shall be part of the landscape plan and shall comply with the following:

a. Fences or walls constructed of sight-obscuring solid materials shall not be located within the landscape setback along a public or private right-of-way.

b. Fences up to six feet in height constructed of non-sight-obscuring, open materials, such as wrought iron, picket with gaps greater than the width of the slats, etc., may only be located in the landscape setback along 7800 South, Le Page Street and Holden Street.

c. Screening walls up to eight feet in height are allowed along property boundaries adjacent to existing development located outside Subarea 4. The screening wall shall be constructed of precast concrete, SimTek Ecostone Plus (or equivalent), brick, masonry or other permanent materials, and shall have a finish that complements the development.

2. Interior Fencing. Fences shall not be used to delineate individual developments within Subarea 4. Interior fencing shall only be used as needed for recreational amenities.

3. All fencing and screening walls shall be constructed to comply with sight distance requirements at road intersections and driveways. (Ord. 2021-24 § 1 (Att. A); Ord. 2017-17 § 1 (Att. A))

17-7-10.11.6 Architectural standards.

All new development must present an attractive streetscape, incorporate architectural and site design elements appropriate to a pedestrian scale, and provide for the safety and convenience of pedestrians. All new development shall comply with the following architectural standards:

A. Height. For purposes of defining the maximum structure height allowed, refer to Figure 1 of this chapter. The maximum height allowed for structures in “Area C” is four stories of living space and two stories of podium parking, not to exceed seventy-five feet.

B. Building Orientation and Scale. Residential structures shall be oriented and scaled as follows:

1. Buildings required to be built at a build-to line shall be oriented to the street, with building entrances opening directly onto the public realm of the sidewalk along the corridor.

2. Buildings shall be serviced by a local street, an access drive or an alley, and shall not gain direct access from a collector or arterial street.

3. Ground floor pedestrian entrances shall be oriented toward adjacent streets, plazas, courtyards, sidewalks and walkways.

4. Buildings shall be designed to minimize pedestrian and automobile conflict and provide pedestrians direct access to a sidewalk or walkway.

5. Building planes shall incorporate varying heights, shifts, textures, shapes and colors to provide visual interest from public vantage points. Building plane shifts include recessed entrances or windows, balconies, cornices, columns, and other similar architectural features. The architectural feature must be either recessed or project a minimum of twenty-four inches.

6. Building design and orientation should consider exposure to sunlight to avoid energy inefficiencies.

C. Proximity. Minimum separation between all habitable structures shall be as follows provided all building code requirements are met: ten feet between one-story structures; fourteen feet between two-story structures; eighteen feet between three-story structures; and twenty feet between four-story structures. The building separation between structures of different heights shall be the distance required by the higher structure.

D. Residential Building Design and Exterior Materials. The following standards shall be applied to all residential structures:

1. Exterior Materials. A minimum of seventy-five percent of the exterior wall area, not to include window and door openings, shall be clad in durable materials. Durable materials include brick, masonry, stucco (not to include exterior insulation and finish system (EIFS)), cement siding, textured or patterned concrete, cultured stone, and cut stone, or other material the planning commission determines to be durable. Each building elevation shall include at least two types of durable materials. Other materials may be used as accent or trim provided they cover twenty-five percent or less of the exterior wall.

2. Prohibited Materials. Vinyl and aluminum siding products are prohibited as wall materials.

3. Color Scheme. The use of a single-color scheme, minimal detailing, or blank (or largely blank) walls is not permitted. The use of exterior staircases is discouraged.

4. Building Massing. Buildings that are uniformly three stories or more must step the roof form or interrupt it with other roof elements. The building mass of the elevation can be reduced by offsetting dwelling units, and varying building setbacks and heights.

5. Openings. Not less than twenty-five percent of any front or rear building face shall be made up of window or door areas. Not less than fifteen percent of any side building face shall be made up of windows or door areas unless an adjacent building within twenty feet of that side face obscures the majority of that side face from public view. The front building face is defined as the elevation which includes the primary entrance into the building.

6. Protruding Features. Bay windows and other architectural elements protruding from the facades may be clad in other materials.

7. Roof Form. Roof forms shall be designed in ways and/or used in combinations to break up large, continuous building forms, particularly for cluster and multiple-dwelling structures. Where flat roofs are used, other techniques to provide scale and interest shall be used to refine large, continuous building forms. Long unbroken ridge or parapet lines are prohibited.

8. Entry Feature. All dwelling units or residential buildings shall have an exterior entry that is a prominent, architectural focal point directing people into the unit or building. This feature shall relate to the architecture of the structure and may include porches, stoops, roofs, etc.

9. Garage Doors. Garage doors for individual dwelling units shall not face or directly access Main Street, Ivy Drive or an interior public or private road.

10. Podium Parking. Stand-alone parking structures are prohibited. Podium style parking structures are allowed with the following standards:

a. No more than two levels of podium style parking above grade are allowed.

b. Parking structures shall be designed with exterior wall treatments and architectural features similar to the residential portion of the building.

c. Elevations that face or can be seen from a public or private road shall include openings of similar size and shape to those found on the residential building.

E. Accessory Structures. The style, materials, colors and roofs used in the construction of accessory structures, including garages, carports, sheds and maintenance buildings, shall be architecturally compatible with the primary structures.

F. Screening. Trash collection and recycling areas, service areas, and mechanical equipment shall be screened on all sides so that no portion of such areas is visible from public streets and adjacent properties. Required screening may include new and existing plantings, walls, fences, screen panels, doors, topographic changes, buildings, horizontal separation, or any combination thereof.

1. All building equipment shall be sited to minimize its visibility and impact, or screened and enclosed as to appear to be an integral part of the architectural design of the building. Measures shall be taken to mitigate noise impacts on adjacent properties.

2. Refuse containers shall be screened from view on all sides. Required screening may include new and existing plantings, walls, fences, screen panels, doors, topographic changes, buildings, horizontal separation, or any combination thereof. Screening fences, walls and/or plantings shall be one foot higher than the object to be screened. An opaque gate shall be included where required to complete screening. (Ord. 2024-26 § 1 (Att. A); Ord. 2017-17 § 1 (Att. A))

17-7-10.11.7 Parking and access.

New development must include improvements for associated parking with an adequate number and design of parking spaces and provisions for independent ingress and egress by automobiles and other motorized vehicles. Off-street parking, on-street parking and development access shall meet the following standards:

A. Parking Ratio Requirements. Required parking must be on site and shall meet the following standards:

Uses	Parking Requirement (Number of Spaces)
Assisted Living Facility	1 per 2 bedrooms plus 1 per employee per shift, or 2 per 3 employees per shift, whichever is greater
Child Care, In-Home	1 per caregiver and 1 per 6 children
Dwellings:
Multifamily*
Studio and 1 Bedroom Units	1.5 stalls per unit
2 Bedroom Units	1.75 stalls per unit
3+ Bedroom Units	2 stalls per unit
Guest Parking	1 stalls per 4 units
Single Family, Attached	2 stalls per unit plus 1 per 4 units for guest parking
Religious/Educational Institution	The greater of: 1 per 5 seats, 2 per 3 employees or 1 per 1,000 s.f. of floor area
Residential Facility for Elderly Persons/Persons with a Disability	The greater of: 1 per 2 bedrooms plus 1 per employee per shift or 2 per 3 employees per shift

*The parking requirement for affordable units shall be reduced by twenty percent. Units eligible for this reduction must be units restricted to households making sixty percent of the area median income (AMI) or less, and must be rent restricted at that level for not less than fifty years. This reduction does not apply to required guest parking. The applicant shall provide documentation assuring the affordable units.

B. Driveway Widths and Parking Standards. The following driveway width dimensions and parking standards apply to all new development. The city engineer may approve minor variations (equal to or less than ten percent) in driveway width and spacing.

1. Parking. No parking is allowed within required landscape setbacks and residential buffers.

a. Required Landscaping. The following landscaping standards apply to new parking areas:

i. Parking areas with more than four stalls must have perimeter landscaping of at least five feet in width;

ii. Parking areas with over fifteen spaces shall provide landscaped islands at the end of each parking row, an island for every sixteen spaces, and perimeter landscaping of at least five feet in width.

2. Driveway Standards. For all new development, driveways shall comply with the following standards:

a. No driveway along a public road shall be less than fifty feet from intersecting rights-of-way.

b. Driveways that exceed thirty feet in total width at the lot frontage along a public road must be separated by a landscaped area of at least twelve feet in width and ten feet in depth.

c. Development Requiring Five or More Parking Spaces. The minimum two-way drive width is twenty-four feet. The maximum two-way drive width is thirty-six feet.

d. Development Requiring Four or Fewer Parking Spaces. The minimum two-way drive width is twenty feet. The maximum two-way drive width is thirty feet.

e. Alleys. Alleys providing a shared vehicle access to the rear of individual units shall be a minimum of twenty feet in width and shall comply with the fire code if needed for emergency vehicle access. Alleys shall be owned and maintained by an owners’ association with an appropriate mechanism in place to ensure its long-term maintenance.

3. Spacing. New development shall provide the following:

a. A minimum of seventy-five feet spacing between major driveways is recommended. Shared use of drives is strongly recommended.

b. Centerline. The centerline of intersections of the driveways of major traffic generators entering from opposite sides of roadway must either be aligned or offset by a minimum of one hundred fifty feet.

c. Deviations. The city engineer may approve minor spacing deviations (equal to or less than ten percent).

4. Surfacing. Parking areas and driveways must be hard-surfaced, maintained in good condition, and clear of obstructions at all times.

5. Parking Space Dimensions. All new development shall provide parking spaces of the following minimum dimensions. The city engineer may approve minor (equal to or less than ten percent) variations in parking space dimensions.

a. Parking spaces must be nine feet wide by eighteen feet long;

b. Accessible parking space width requirements vary and shall be consistent with current building code standards;

c. Compact spaces with dimensions of eight feet wide by sixteen feet long may be provided and these spaces may be counted towards satisfying up to ten percent of the overall parking requirement for a project; and

d. Tandem spaces count as two parking spaces, and may only occur in garages or parking structures.

6. Grading and Drainage. Parking shall be graded and constructed as follows:

a. Parking areas must be graded for proper drainage with surface water diverted to keep the parking area free of accumulated water and ice;

b. Adequate control curbs must be installed to control drainage and direct vehicle movement; and

c. Parking area drainage must be detained on site and otherwise approved by the city engineer.

7. Off-Street Parking. Off-street parking areas must have unobstructed access to a street or alley. The parking area design for five or more vehicles must not encourage cars to back onto adjoining public sidewalks, parking strips, or public roadways. With the exception of permitted tandem parking, parking spaces shall be independently accessible and unobstructed.

8. Guest Parking. In multifamily developments, private driveways can be counted towards the required guest parking if the driveways have a minimum depth of eighteen feet and each driveway is separated with landscaping. Guest parking shall be located within an accessible and reasonable distance from all habitable structures. This may require more than one guest parking area within a development.

C. Parking Structures. Parking structures shall meet the following standards:

1. Pedestrian System. Parking structures shall include a layout that considers safe walking routes to elevators, stairways, doors, and to the sidewalk system.

2. Parking Configuration. Parking structures shall be designed with the following standards:

a. Parking stall dimensions shall be a minimum of nine feet by eighteen feet; provided, that up to ten percent of parking stalls may be compact stalls of eight feet by sixteen feet.

b. The minimum aisle width is twenty-four feet.

c. The parking structure must be designed to ensure that each required parking space is readily accessible, usable and safe for automobiles and pedestrians.

d. Parking stalls located adjacent to walls or columns shall be one foot wider than the minimum required width to accommodate door opening clearance and vehicle maneuverability.

D. Access Management. All new development shall comply with the following access management standards:

1. All driveways and curb cuts shall be installed according to the standards and specifications contained in the Midvale City Construction Standards and Specifications handbook. Curb cuts for pedestrian access shall orient toward each street frontage.

2. New development shall not propose parking in such a way that users may be allowed to back onto public rights-of-way.

E. The minimum required on-site parking must be provided for the use of the owner or tenant of a dwelling unit in a mixed-use project or a multifamily dwelling and their guests at no additional cost beyond the base sale or lease price of the dwelling unit.

F. Snow Removal. A plan for snow removal and/or storage shall be submitted for review by the planning staff. (Ord. 2022-09 § 1 (Att. I); Ord. 2019-06 § 1 (Att. B); Ord. 2017-17 § 1 (Att. A))

17-7-10.11.8 Utilities.

All utilities within the proposed development shall be buried and shall comply with City Construction Standards and Specifications. (Ord. 2017-17 § 1 (Att. A))

17-7-10.11.9 Signage.

All signage is subject to Section 17-3-7. Allowed signage within Subarea 4 is limited to the sign types in Table 17-7-10.11.9 and shall comply with the following sign standards:

Sign type	Sign Area Max.	Sign Height Max.	General Requirements
Monument*	32 s.f.	6 feet (total)	At least 1 foot of pedestal. May be placed on berm, w/top of sign ≤ 9 feet; 3 feet max. height in clear view triangle; ≥ 3 feet from sidewalk on project property
Wall	40 s.f.	n/a	One blade or wall sign may be used within “Area A,” “Area B” and “Area C”
Blade	40 s.f.	≥ 7 feet above pavement or ground level	One blade or wall sign may be used within “Area A,” “Area B” and “Area C”
Temporary	Various	Various	See below

1. Monument Signs. “Area A,” “Area B” and “Area C” identified in Figure 1 of this chapter are allowed one monument sign for each street frontage. A monument sign shall not exceed thirty-two square feet or six feet in height with a minimum one-foot pedestal, and shall be located in a landscaped area associated with a project entry or focal point. The applicant may forgo the one-foot pedestal if the landscaped area is improved with something other than turf. The sign may be located on a berm provided the top of the sign does not exceed nine feet in height above finished grade. Monument signs shall not be constructed within the clear view area and shall be set back at least three feet from a public sidewalk and property lines. Monument signs shall be constructed with materials similar to those of the surrounding building(s).

2. Wall Signs. “Area A,” “Area B” and “Area C” identified in Figure 1 of this chapter may have one wall sign on one building. The maximum sign area shall be forty square feet. External illumination of the sign may be allowed; internal illumination of the sign is prohibited. A wall sign cannot be utilized with a blade sign in the same area.

3. Blade Signs. “Area A,” “Area B” and “Area C” identified in Figure 1 of this chapter may have one blade sign on one building. The maximum sign area shall be forty square feet. The blade sign shall be mounted at least seven feet above the pavement or ground level. External illumination of the sign may be allowed; internal illumination of the sign is prohibited. A blade sign cannot be utilized with a wall sign in the same area.

4. Temporary Signs. The following provisions regulate the use of temporary signs. If a temporary sign type is not specifically designated, it is prohibited.

a. Attachment. Temporary signs may not be permanently attached to the ground, buildings or other structures.

b. Banner Signs. One banner sign is allowed per primary building wall or on-site fence/wall. Banners may not exceed eighty square feet and must be mounted flush on the wall or fence with all corners securely fastened to the wall or fence. Banners must be kept in good condition at all times; i.e., tattered, torn, or faded banners must be removed. A temporary sign permit is not required. A banner may not be used as primary signage for a business for more than six months from the business opening. Signage located on temporary construction fencing shall be allowed and considered exempt from the size limit in this section.

c. Balloon Signs/Inflated Sign Displays/Feather Flags/Flags. Balloon signs/inflated sign displays, feather flags, and flags are allowed to be displayed on-site for a period of thirty consecutive days per calendar quarter up to four times per calendar year. A temporary sign permit shall be required for each display period. The signs shall be adequately secured so as not to extend into the public right-of-way or constitute a safety hazard.

d. Grand Opening Events Signs. Promotional signage, such as pennants, streamers, banners, balloon signs, flags, feather flags, and A-frame and inflated sign displays, may be used for grand opening events for new businesses. Such promotional signage must be initiated within the first three months of a project receiving a certificate of occupancy and may be used for a maximum of thirty consecutive days, except for projects receiving multiple certificates of occupancy as allowed below. Said signs shall be used in such a manner so as not to constitute a safety hazard. A temporary sign permit shall be required following the first certificate of occupancy. Promotional signage shall not include off-site signage, snipe signs, or illuminated signs or devices. For the purposes of this section, a business which receives multiple certificates of occupancy may place grand opening events signage with the first certificate of occupancy and shall remove such signage within 30 days of receiving the last certificate of occupancy for the project or within eighteen months of the first certificate of occupancy, whichever comes later. (Ord. 2020-15 § 1 (Att. A); Ord. 2017-17 § 1 (Att. A))

17-7-10.11.10 Reserved.

(Ord. 2024-27 § 1 (Att. A); Ord. 2017-17 § 1 (Att. A))

17-7-10.11.11 Institutional controls.