The Site Specific Development-Residential-Muirhouse District (SSD-R-Muirhouse) is established to promote the public health, safety, and welfare of the community by facilitating the creation of a residential community in a high quality setting. It is the purpose of this chapter to encourage quality design and development of land in a manner that suits the unique needs of the property and contributes to orderly traffic circulation and compatibility with surrounding land uses. All new or future development within the SSD-R-Muirhouse Zoning District shall be in conformity with this title and any site-specific Master Plan approved by the Planning Commission. Specifically, this zone intends to:

   A.   Enhance and protect the quality of life and community image of the City of Taylorsville through clearly articulated development design policies and standards;

   B.   Protect and promote Taylorsville's long-term economic viability through design standards which encourage and reward high quality development and discourage less attractive and less enduring alternatives;

   C.   Minimize adverse impacts of vehicular circulation to existing neighborhoods and to the surrounding physical environment;

   D.   Enhance and protect the security, health, safety, and welfare of all residents of the City of Taylorsville; and

   E.   Facilitate an understanding of the City's expectations and notify and assist developers in compiling a complete and efficient application. (Ord. 18-12, 4-18-2018)

The provisions in this chapter shall apply to all new development, redevelopment, exterior remodels, additions to existing structures, refacing, signs, and accessory structures within the SSD-R-Muirhouse Zoning District. This chapter includes minimum development standards and will be used by City staff and, if applicable, the Planning Commission to review development applications. The policies established in these provisions shall be met through actual compliance with each design standard.

   A.   Boundary Descriptions: The SSD-R-Muirhouse Zoning District is limited to a specific area in the City as illustrated in section 13.39.130, figure 1 of this chapter, which is described as:

   Boundary Description Phase 1 & Phase 2

   Beginning at a point north 89°58'12" east 866.13 feet along the section line, and south 0°01'48" east 811.62 feet from the northwest corner of section 8, Township 2 south, range 1 west, Salt Lake base and meridian; and running thence south 89°46'10" east 403.46 feet; thence south 00°13'50" west 718.76 feet; thence north 89°49'36" west 39.93 feet; thence south 36°46'07" west 50.06 feet to the northerly boundary of Southridge 4 Subdivision; thence along said northerly boundary north 50°25'45" west 20.00 feet; thence north 64°32'56" west 137.15 feet to the northerly boundary of Southridge 3 Subdivision; thence along said northerly boundary north 64°32'56" west 69.73 feet; thence north 55°37'14" west 127.45 feet; thence north 37°05'56" west 89.02 feet; thence north 26°21'38" west 88.06 feet; thence leaving said northerly boundary north 00°13'50" east 363.11 feet; thence south 89°46'10" east 67.24 feet; thence north 00°13'50" east 74.00 feet to the point of beginning.

   Boundary Description Phase 3

   Beginning at a point N 89°58'12" E 800.09 feet along the section line, and S0°01'48"E 548.51 feet from the northwest corner of section 8, township 2 south, range 1 west, Salt Lake base and meridian; and running thence S00°13'50"W 699.91 feet: more or less to the northerly boundary of Southridge Subdivision No. 3; thence along said northerly line the following two courses: 1) N26°21'38"W 166.17 feet; 2) N36°12'38"W 71.27 feet; thence N00°01'48"W 67.66 feet more or less to the northerly line of the Utah and Salt Lake Canal; thence along said northerly line N47°10'07"W 6.32 feet; thence N00°01'48"W 421.80 feet; thence S89°53'09"E 123.59 feet to the point of beginning.

   Contains 8.58 acres in area. (Ord. 18-12, 4-18-2018)

   A.   Uses: Uses permitted under this chapter shall conform to the development standards provided elsewhere in this Development Code, the application procedures for development, and any overlay districts as applicable. Uses permitted as a conditional use shall comply with the requirements for administrative conditional use permits and/or non-administrative conditional use permits as applicable.

The approval of any additional land uses beyond those allowed shall require and be contingent upon the favorable exercise of future legislative discretion by the City Council following all required notice and public hearings before the Planning Commission and City Council.

   B.   Table Of Uses: All uses not included in the table below shall be deemed not permitted.

 

 

 

   C.   Density: Allowable dwelling units per acre: 15.3 units per acre. (Ord. 18-12, 4-18-2018)

   A.   Purpose And Intent: Architectural design seeks to add to community character while providing flexibility to avoid rigid uniformity of design. All elements including the scale and mass of buildings, materials, color, roof styles, door and window openings, and details should be responsive to functional architectural design and promote a cohesive design statement.

      Building masses shall respond to "human scale" with materials and details that are proportionate to human height and provide visual interest at the street and sidewalk level. Buildings shall be reduced in apparent mass or articulated to avoid large monolithic, box-like shapes.

   B.   Architectural design, building massing, roof forms, color, materials, orientation, and fenestration shall be consistent with section 13.39.130, figures 2, "Denton Model Floor Plans"; 3, "Floor Plan End Denton Option"; 4, "Hastings Floor Plans"; 5, "Elevations 1"; 6, "Elevations 2"; 7, "Elevations 3"; and 8, "Color Renderings", of this chapter.

   C.   Maximum building height: Thirty five feet (35').

   D.   Roof-mounted mechanical units (including evaporative coolers, HVAC units, vents, etc.) shall be located or screened so they are not visible from adjacent public and/or private streets as well as from adjacent properties.

   E.   Buildings may be designed and sited to maximize the use of solar gain for energy savings, and shall respect the solar access requirements of adjacent (existing and proposed) buildings. Solar equipment is permitted subject to the standards set forth in section 13.11.210 of this title. (Ord. 18-12, 4-18-2018)

   A.   Purpose And Intent: Buildings shall be located to maximize the presentation of streetscaping and primary building entries to roadways, to provide clear orientation and access for both vehicles and pedestrians, to facilitate internal pedestrian circulation, and to place structures in consideration of the existing built context, the location of adjoining uses, and the location of roads.

   B.   All building locations, building orientation, roadways, driveways, pedestrian ways, park spaces, landscape areas, vehicular parking areas, dumpster locations, and sign locations, shall be consistent with section 13.39.130, figure 9, "Site Plan", of this chapter.

   C.   Building Setbacks: All building setbacks shall be consistent with section 13.39.130, figure 9, "Site Plan", of this chapter.

   D.   Site Coverage Requirements: Open space and landscaped areas shall be deemed valued amenities. Common and private open space shall be provided and shall not cover less than forty percent (40%) of the gross site area.

      1.   Stormwater detention/retention areas may be included in open space coverage if located fully within the lot, and when those areas are effectively landscaped to satisfy the requirements in this Code. (See subsection E, "Landscape Design", of this section.)

   E.   Landscape Design:

      1.   Purpose And Intent: Landscaping shall be required within the subject site to:

         a.   Enhance the aesthetics of the development;

         b.   Create a pedestrian-friendly environment;

         c.   Break up the mass of buildings;

         d.   Soften architectural materials;

         e.   Provide screening for service areas;

         f.   Enhance streetscapes;

         g.   Provide shade and climate control;

         h.   Create an attractive entrance and gateway to the project; and

         i.   Provide buffers between incompatible land uses or site areas.

All landscaping within the SSD-R-Muirhouse District shall be consistent with section 13.39.130, figure 10, "Landscape Plan Part 1", and "Landscape Plan Part 2", of this chapter.

      2.   Sight Lines: Adequate sight lines shall be maintained for an effective thirty foot (30') sight triangle formed by the intersection of straight lines extended from the back of the curb (or future curb) and a line connecting them at points thirty feet (30') from the intersection of the curb line, except a reasonable number of trees pruned to permit unobstructed views to automobile drivers. Plants and signage are allowed within the sight triangle if:

         a.   Plants do not exceed thirty six inches (36") in height at full maturity; and

         b.   Signs do not exceed thirty six inches (36") in height (measured from top of curb height) unless they are eighty percent (80%) or more open.

      3.   Landscape Irrigation/Water Conservation: Reasonable effort shall be made to conserve water by utilizing alternative means for maintaining a suitable landscape environment. Low water use and water conservation concepts may be incorporated into the landscape design of each development without compromising the intent to establish significant visual amenities through landscaping.

      4.   Landscape Standards:

         a.   Landscape Plans: Any landscape plans shall be prepared by a licensed professional.

         b.   Installation: The installation of any landscaping shall be done by a licensed landscape contractor.

         c.   Artificial Plants: Artificial plants of any type, size or color are prohibited as exterior landscaping within any lot.

         d.   Mulching:

            (1)   All planting beds shall be mulched with either wood, decorative rock, or other ground cover to stabilize soils, control erosion, and conserve water use; and

            (2)   Rock mulch shall be restricted to less than three inches (3") in size.

         e.   Parking: Parking is prohibited within landscaped areas on a site.

      5.   Plant Size Standards: An immediate landscape impact is deemed desirable within the development by incorporating minimum plant- size standards. The following height and caliper standards shall be required:

 

      6.   Landscape Maintenance And Replacement: The developer, or home owners association upon completion of the project, shall be responsible for providing, protecting and maintaining landscaping in a healthy and growing condition. The following requirement shall be noted on the landscape plan:

         a.   Dead or diseased plant materials shall be removed and replaced within a reasonable time or within one month with the same type, size and quantity of plant material as originally installed unless incompatible with the soil or weather conditions.

      7.   Site Furniture And Features: Site furnishings, including benches, waste receptacles, exterior lighting, planters, railings and bollards, shall be visually consistent throughout including color, materials, and design style based on section 13.39.130, figure 11 of this chapter,”Site Furnishings”. All components of outdoor site furniture shall be low maintenance, highly durable and resistant to weather, vandalism, graffiti, and theft.

   F.   Utilities And Mechanical Equipment: The visual and noise impacts of utilities and mechanical equipment shall be mitigated in the following manner and shall apply to all public and private rights-of-way and pedestrian areas within the development:

      1.   All new permanent utility lines shall be installed underground;

      2.   Abandoned utility boxes, meters and pedestals shall be removed;

      3.   Damaged utility boxes, meters, and pedestals shall be repaired;

      4.   Utility box and pedestals shall be placed such that they do not block pedestrian travel or required visibility triangles at street intersections and driveways;

      5.   Utility boxes, pedestals, and meter panels shall be painted to blend in with its immediate surroundings. All utility boxes and meter panels on walls shall be painted to match the building walls (subject to utility company approvals); and

      6.   All utility boxes and pedestals shall be screened from view by means of vegetation or enclosures to minimize visual and auditory impacts. Such enclosures or landscaping treatments shall be consistent with the design theme of the development.

   G.   Service, Refuse, And Storage Areas: Service, delivery, refuse and storage areas shall not be visually obtrusive. The visual impact of such areas shall be minimized; especially views of such areas from roadways, pedestrian walkways, adjacent properties and dwelling units. Refuse collection areas shall be designed and located consistent with section 13.39.130, figure 9, "Site Plan", of this chapter. (Ord. 18-12, 4-18-2018)

   A.   Water Quality Control And Drainage: The project shall implement appropriate measures to mitigate negative impacts on the storm sewer system and adjacent waterways and properties. Stormwater retention is encouraged on site when possible. Water quality control and drainage proposals shall be approved by the City Engineer.

   B.   Site Grading And Excavation: Buildings shall be designed to relate to existing grade conditions and to minimize cut-and-fill on-site. The following shall apply:

      1.   Site grading designs shall allow for easy pedestrian access from sidewalks, pathways, trails, and parking areas.

      2.   Modification to existing site topography shall be permitted where and to the extent that it contributes to good design and shall be executed in such a manner as to avoid drainage impacts (such as erosion and road damage), both on-site and downstream.

   C.   Grading And Drainage: Grading and drainage improvements shall be consistent with section 13.39.130, figure 12, "Grading And Drainage Plan", of this chapter. (Ord. 18-12, 4-18-2018)

   A.   Purpose And Intent: The on-site vehicular circulation and parking system is deemed a critical factor in the safety and success of any development. The parking/access/circulation systems provide for the safe, efficient, convenient, and functional movement of multiple modes of transportation both on and off the site where pedestrian/bicycle/vehicle conflicts are minimized.

   B.   Vehicular Access: Roadway location and widths shall be consistent with section 13.39.130, figure 9, "Site Plan", of this chapter.

   C.   Service/Delivery And Emergency Access: Service circulation within a development shall be designed to provide safe movements for all anticipated vehicles. The design of individual lots to accommodate truck access shall meet all regulatory requirements for turning radii without sacrificing other standards.

      1.   Lots shall include the necessary dimensions for the on-site maneuvering of refuse vehicles and firetrucks as determined by the City Engineer and applicable fire authority; a minimum twenty foot (20') wide, unobstructed driveway, lane, or other access way and turnaround may be required for this purpose.

   D.   Vehicle Parking: Vehicle parking shall be provided as illustrated in section 13.39.130, figure 9, "Site Plan", of this chapter:

      1.   Each dwelling unit shall provide an attached two car garage with direct access to a public or private roadway.

      2.   Additional and guest parking shall be provided as illustrated on section 13.39.130, figure 9, "Site Plan", of this chapter. Minimum parking dimensions shall be 9' x 18'.

      3.   An appropriate number of handicap spaces shall be provided on the building site as provided in section 13.24.070 of this title.

      4.   All parking or roadway areas shall be paved with a solid surface and shall be arranged and striped to provide orderly and safe loading, unloading, and parking of vehicles. The City Engineer and Community Development Director shall review and may approve or deny other types of surfacing materials.

      5.   Parking lot and road striping shall be maintained on a regular basis so that striping is visible for the safe ingress/egress and parking of vehicles. (Ord. 18-12, 4-18-2018)

   A.   Purpose And Intent: Pedestrian systems shall be designed to be safe and to encourage walking throughout the project. Individual lots shall be integrated with adjacent properties designed to form a comprehensive system and to provide convenient access to public rights-of-way. Pedestrian spaces and routes shall be designed to invite walking throughout the development. Routes shall be integrated to form a comprehensive circulation system, providing convenient, safe and visually attractive access to all destinations on the site. (Ord. 18-12, 4-18-2018)

   A.   Purpose And Intent: All fences and walls shall be decorative and contribute to the visual quality of the development, used to screen service areas, loading areas, and outdoor storage areas. When not required for security, screening, or grade transitions, fences and walls shall be as inconspicuous and low as possible.

   B.   Wall And Fence Design And Materials: All fences and walls within the SSD-R-Muirhouse District shall be constructed of high quality materials and be consistent with section 13.39.130, figure 13, "Fence Design", of this chapter.

   C.   Screening Requirements: The development shall include screening of service areas, refuse and waste removal areas.

      1.   Uses being screened shall not be visible above the screen wall enclosure as viewed from the public right(s)-of-way and shall be constructed of materials and finishes to complement the primary structure;

      2.   Gates and/or access doors shall have self-latching mechanisms and shall be opaque metal or another acceptable material which is durable. Chain link gates with slats are not permitted; and

      3.   Screening shall block views to these areas from both on site as well as from public rights-of-way, pedestrian walkways, pedestrian bikeways and adjacent properties. (Ord. 18-12, 4-18-2018)

A landscaped entrance monument sign shall be installed at the main entrance of the community consistent with section 13.39.130, figure 14, "Entrance Sign", of this chapter. (Ord. 18-12, 4-18-2018)

   A.   Purpose And Intent: Exterior lighting shall be used to provide illumination for the security and safety of entry drives, parking, service and loading areas, pathways, and park space, without intruding on adjacent properties. Site lighting shall be architecturally compatible and consistent in design throughout the development.

   B.   Fixture Design: Exterior light fixtures shall be compatible and relate to the architectural character of the buildings on a site. Site lighting shall be provided at the minimum level to accommodate safe pedestrian and vehicle movements, without causing any off-site glare.

      1.   Metal halide or other white light fixtures may be used. High- pressure sodium is prohibited in any application.

      2.   The maximum height of poles within landscaped and park areas is twenty feet (20'), measured from finished grade. Poles within these areas may be set on bases no more than eight inches (8") in height.

   C.   Decorative Architectural Lighting: Special lighting that accents building features and creates visual interest is permitted, provided that design continuity is maintained among buildings.

      1.   Neon tubing is not acceptable as a building accent or to accentuate the building's form.

      2.   Lighting fixtures mounted directly on structures may be allowed when utilized to enhance specific architectural elements or to help establish scale or provide visual interest.

      3.   "Wall pack lights" are not permitted.

      4.   Using lighting to highlight entrances, art, terraces, and special landscape features is highly recommended.

   D.   Pedestrian Area Lighting: Walkway lighting shall be scaled to the pedestrian to provide for safe use of pathways and pedestrian areas. Any walks, stairs, or ramps shall be lighted for the safe passage of pedestrians. The use of lighted bollards or other low level fixtures is strongly encouraged to identify pedestrian walkways.

   E.   Landscape Lighting: Landscape lighting which enhances and complements the landscape materials is permitted. Where landscape lighting is used, fixtures shall be concealed where possible (i.e., in trees, behind rocks or shrubs) to control glare.

   F.   Site Security Lighting: Security lighting may be necessary in some areas, but it may not negatively impact the site and building architecture or adjacent parcels. No light source (bulb) shall be directly visible from adjacent parcels. (Ord. 18-12, 4-18-2018)

Unless otherwise specified within the SSD-R-Muirhouse District, all current development standards shall apply. (Ord. 18-12, 4-18-2018)

   FIGURE 1

   SSD-R-MUIRHOUSE DISTRICT BOUNDARY

   FIGURE 2

   DENTON FLOOR PLANS

   FIGURE 3

   FLOOR PLAN END DENTON OPTION

   FIGURE 4

   HASTINGS FLOOR PLANS

   FIGURE 5

   ELEVATIONS 1

   FIGURE 6

   ELEVATIONS 2

   FIGURE 7

   ELEVATIONS 3

   FIGURE 8

   COLOR RENDERINGS

   FIGURE 9

   SITE PLAN 1

   FIGURE 9

   SITE PLAN 2

   FIGURE 10

   LANDSCAPE PLAN PART 1

   FIGURE 10

   LANDSCAPE PLAN PART 2

   FIGURE 10

   LANDSCAPE PLAN PART 3

   FIGURE 10

   LANDSCAPE PLAN PART 4

   FIGURE 11

   SITE FURNISHINGS - PARK AND COMMUNITY FEATURES

   FIGURE 11

   SITE FURNISHINGS - DOG PARK

   FIGURE 12

   GRADING AND DRAINAGE PLAN PART 1

   FIGURE 12

   GRADING AND DRAINAGE PLAN PART 2

   FIGURE 13

   FENCE DESIGN

   FIGURE 14

   ENTRANCE SIGN

(Ord. 18-12, 4-18-2018)