The Site Specific Development-Residential-Thornhill Park District (SSD-R-Thornhill Park) is established to promote the public health, safety, and welfare of the community by facilitating the creation of a residential community that is complementary and compatible with its setting. It is the purpose of this section 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 buildings and land uses. All new development within the SSD-R-Thornhill Park Zoning District shall be in conformity with this title. 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 the residents of the City of Taylorsville; and

   E.   Facilitate an understanding of the City's expectations and notify and assist developers in compiling complete and efficient applications. (Ord. 19-01, 3-6-2019)

The provisions in this chapter shall apply to existing development, new development, redevelopment, exterior remodels, additions to existing structures, signs, and accessory structures within the SSD-R-Thornhill Park 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 Description: The SSD-R-Thornhill Park Zoning District is limited to a specific area in the City as illustrated in section 13.40.120, figure 1, "SSD-R-Thornhill Park Zoning District", of this chapter which is described as:

Beginning at a point of intersection on the East right of way line of Redwood Road and the North right of way line of relocated 5770 South Street, said point being North 792.00 feet and East 53.00 feet and North 49.00 feet from the center of Section 15, Township 2 South, Range 1 West, Salt Lake Base and Meridian; said point also being 53 feet perpendicularly distant Easterly from the center line of Redwood Road at Redwood Road Engineering Station 32 + 65 and running thence South 44° 42' 47" East along said North line 21.35 feet; thence South 89° 37' 17" East along said North line 52.11 feet to a point of a curve to the right, the radius point of which bears South 0° 22' 43" West 540.04 feet; thence Easterly along the arc of said curve and said North line 185.94 feet (long chord bears South 79° 45' 28" East 185.02 feet); thence North 89° 52' 42" East 1021.75 feet; thence North 0° 06' 57" West 521.93 feet; thence South 89° 53' 12" West 1270.42 feet to the East right of way of Redwood Road; thence South 0° 03' 47" East along said East line 473.17 feet to the point of beginning.

Less and excepting that portion lying within Crosspointe Street as dedicated July 06, 1988 as Entry No. 44646616 in Book 88-7 of Plats at Page 62 of the official records.

Also excepting therefrom that portion conveyed to City of Taylorsville, a Utah municipality in Special Warranty Deed (Right-of-Way) recorded September 14, 2005 as Entry No. 9490702 in Book 9188 at Page 3740 described as follows:

Beginning at a point on the southerly radius of the Cross Pointe Street Dedication as shown on the official plat thereof, said point being East 81.00 feet and South 1,403.56 feet from the North quarter corner of Section 15, Township 2 South, Range 1 West, Salt Lake Base and Meridian; thence South 41° 44' 37" West 38.24 feet; thence South 00° 12' 06" West 8.71 feet; thence West 6.00 feet; thence South 00° 10' 42" West 31.91 feet; thence South 01° 57' 46" East 85.37 feet; thence South 14° 27' 11" West 18.77 feet to the West line of said parcel and the East line of Redwood Road; thence North 00° 11' 40" East 142.56 feet (North 00° 03' 47" West by record) along said line to a point of curvature on the East line of Redwood Road and the Southerly line of the Cross Pointe Street Dedication; thence following said Southerly line northeasterly 47.35 feet along the arc of a 30.00 foot radius curve to the right, through a central angle of 90°26'16", the chord of which bears North 45° 01' 28" East 42.59 feet; thence South 89° 51' 21" East 2.74 feet to the point of beginning.

Contains approximately 13.26 acres

Tax ID No.: 21-15-251-010

   B.   Sub-Area Description: At the time of the adoption of the SSD-R-Thornhill Park Zoning District the property described above encompasses a two hundred thirty two (232) unit multi-family residential complex constructed over approximately 11.47 acres of the 13.26 acre property. In addition, the property described above encompasses a 1.79 acre vacant area ("sub-area") located at the eastern most portion of the property as illustrated in section 13.40.120, figure 2, "SSD-R-Thornhill Park Sub-Area", of this chapter. The sub-area is described as follows:

Beginning at a point on the Southerly line of 5600 South Street as dedicated by the CROSSPOINTE STREET DEDICATION, recorded July 6, 1988 as Book 88-7 Page 62 in the Office of the Salt Lake County Recorder, located S89°53'30"W along the Section line 1,506.57 feet and South 1,396.25 feet from the Northeast Corner of Section 15, T2S, R1W, SLB&M; thence N89°53'12"E along said street 136.32 feet; thence along the arc of a curve to the right with a radius of 25.00 feet a distance of 39.32 feet through a central angle of 90°06'48" Chord: S45°03'24"E 35.39 feet to the Westerly line of 1500 West Street as dedicated by said CROSSPOINTE STREET DEDICATION; thence along said street the following 4 (four) courses and distances: 1) South 84.80 feet; 2) along the arc of a curve to the left with a radius of 930.18 feet a distance of 163.51 feet through a central angle of 10°04'17" Chord: S05°02'09"E 163.30 feet to a point of reverse curvature; 3) thence along the arc of a curve to the right having a radius of 870.14 feet a distance of 151.19 feet through a central angle of 09°57'20" Chord: S05°05'37"E 151.00 feet; 4) thence S00°06'57"E 39.00 feet to the Northeasterly corner of EXCHANGE PLACE OFFICE PARK, according to the Official Plat thereof recorded January 7, 1998 as Book 98-1P Page 6 in the Office of the Salt Lake County Recorder; thence S89°53'03"W along said plat 182.43 feet; thence N00°06'42"W 69.60 feet; thence N00°58'02"W 392.42 feet to the point of beginning.

Contains: 78,002 square feet or 1.79 acres+/-

The SSD-R-Thornhill Park zoning classification is intended to permit and facilitate additional multi-family development in the sub-area that is compatible with the existing development. Development standards stated within this chapter are applicable to new development within the sub- area. Existing development at the time of adoption of this chapter, including, but not necessarily limited to, building design, parking, circulation, signage, site layout, fencing, and landscaping shall not be impacted by these standards. Except as otherwise specified, all existing development within the SSD-R-Thornhill Park sub-area shall comply with the development standards of the RM-12 zoning classification. (Ord. 19-01, 3-6-2019)

   A.   Density: Permittable density within the sub-area (see section 13.40.120, figure 2 of this chapter) shall be limited to no more than eighteen (18) units per acre. Overall density within the SSD-R-Thornhill Park classification shall be limited to no more than twenty (20) units per acre.

   B.   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 public notice and hearings before the Planning Commission and City Council.

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

 

 

(Ord. 19-01, 3-6-2019)

   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.   Consistency: Architectural design for all new structures constructed in the sub-area, including building massing, roof forms, color, materials, orientation, and fenestration shall be consistent with existing buildings as illustrated in section 13.40.120, figures 3A and 3B of this chapter.

   C.   Maximum Building Height: Thirty feet (30').

   D.   Mechanical Units: 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.   Solar: 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 13.11.200 of this title. (Ord. 19-01, 3-6-2019)

   A.   Purpose And Intent: Buildings shall be located to maximize the presentation of streetscaping, 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.   Locations: 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 13.40.120, figure 4, "SSD-R-Thornhill Park Site Plan", of this chapter.

   C.   Stormwater: Stormwater detention/retention areas shall be landscaped.

   D.   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 utilities and service areas;

         f.   Enhance streetscapes;

         g.   Provide shade and climate control;

         h.   Create attractive entrances to the project; and

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

All landscaping within the SSD-R-Thornhill Park sub-area shall be consistent with section 13.40.120, figure 5, "SSD-R-Thornhill Park Landscape Plan", 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, fences 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 and fences 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.   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 management 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, but not necessarily limited to, benches, waste receptacles, exterior lighting, planters, railings and bollards, shall be visually consistent throughout the SSD-R-Thornhill Park zoning classification including color, materials, and design style. All components of outdoor site furniture shall be low maintenance, highly durable and resistant to weather, vandalism, graffiti, and theft.

   E.   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.

   F.   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 13.40.120, figure 4, "SSD-R-Thornhill Park Site Plan", of this chapter. (Ord. 19-01, 3-6-2019)

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

   C.   Modifications And Improvements: Grading and drainage modifications and improvements shall be approved by the City Engineer. (Ord. 19-01, 3-6-2019)

   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 13.40.120, figure 4, "SSD-R-Thornhill Park Site Plan", of this chapter.

   C.   Service/Delivery And Emergency Access: Service circulation within the 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.   Access roads and parking aisles 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 13.40.120, figure 4, "SSD-R-Thornhill Park Site Plan", of this chapter:

      1.   Forty (40) new parking stalls with direct access to a parking aisle shall be constructed in the sub-area.

      2.   A minimum of two (2) parking stalls with direct access to a parking aisle shall be dedicated to each new dwelling unit. Seventy five percent (75%) of the dedicated stalls shall be covered.

      3.   The overall apartment complex will provide parking at a rate of two (2) parking stalls per 2-bedroom unit; 1.5 parking stalls per 1-bedroom unit; and 0.25 parking stalls per unit for guest parking.

      4.   Minimum parking dimensions shall be 9' x 18'.

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

      6.   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.

      7.   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. 19-01, 3-6-2019)

   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 right-of-ways. 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. 19-01, 3-6-2019)

   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.   Perimeter Fence Design And Materials: All perimeter fences within the SSD-R-Thornhill Park sub-area shall be constructed of high quality materials and be consistent with section 13.40.120, figure 6, "SSD-R-Thornhill Park 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 masonry materials similar to the primary structures;

      2.   Gates and/or access doors shall have self-latching mechanisms and shall be opaque metal or another low maintenance material which is durable. Chain link gates with or without 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. 19-01, 3-6-2019)

   A.   Purpose And Intent: Exterior lighting shall be used to provide illumination for the security and safety of entry drives, parking, pathways, and park space, without intruding on adjacent properties. Site lighting shall be architecturally compatible and consistent in design throughout the SSD-R-Thornhill Park Zoning District.

   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.   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. 19-01, 3-6-2019)

Unless otherwise specified within the SSD-R-Thornhill Park District, all current development standards shall apply. (Ord. 19-01, 3-6-2019)

   FIGURE 1

   SSD-R-THORNHILL PARK ZONING DISTRICT

   FIGURE 2

   SSD-R-THORNHILL PARK SUB-AREA

   FIGURE 3A

   SSD-R-THORNHILL PARK ARCHITECTURAL DESIGN

   FIGURE 3B

   SSD-R-THORNHILL PARK ARCHITECTURAL DESIGN

   FIGURE 4

   SSD-R-THORNHILL PARK SITE PLAN

   FIGURE 5

   SSD-R-THORNHILL PARK LANDSCAPE PLAN

   FIGURE 6

   SSD-R-THORNHILL PARK FENCE DESIGN

(Ord. 19-01, 3-6-2019)