The Site Specific Development - Mixed Use - West Point (SSD-X-West Point) District is established to promote the public health, safety, and welfare of the community by facilitating the creation of a mixed-use community in a high quality 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 land uses. All new or future development within the SSD-X-West Point zoning district shall be in conformity with this title and any site-specific plan approved by the Planning Commission as part of a non-administrative conditional use approval or Director as part of an administrative conditional use approval. 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 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; and

   D.   Enhance and protect the security, health, safety, and welfare of all residents of the City of Taylorsville. (Ord. 21-06, 5-5-2021)

The provisions in this chapter shall apply to all new development, redevelopment, exterior remodels, additions, renovations, signs, accessory structures, and site amendments within the SSD-X-West Point 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-X-West Point zoning district is limited to a specific area in the City as illustrated below, which is described as:

Tax ID Numbers: 21-17-101-074; 21-17-101-047; 21-17-101-102; and 21-17-101-101

Parcel 21-17-101-102 (3855-3879 W 5400 S):

BEG E 1292.95 FT & S 71.71 FT FR NW COR SEC 17, T2S, R1W, SLM; S 0°03'30" E 138.58 FT; S 89°56'30" W 177.4 FT; S 0°03'30" E 103 FT; S 89°56'30" W 81.5 FT; S 0°03'30" E 6.25 FT; S 89°56'30" W 314 FT; S 0°03'30" E 200.33 FT; N 89°56'30" E 314 FT; S 0°03'30" E 13.25 FT; N 89°56'30" E 107.76 FT; S 0°05'30" W 251.5 FT; S 89°54'30" E 10 FT; S 0°05'30" W 305.17 FT; N 89°54'30" W 326.41 FT; N 0°03'30" W 531.25 FT; S 89°56'30" W 133.9 FT; N 0°03'30" W 276 FT; N 89°56'30" E 133.9 FT; N 0°03'30" W 228.68 FT; S 86°25'52" E 40.08 FT; S 0°03'30" E 136.14 FT; N 89°56'30" E 138.72 FT; N 19°08'16" E 102.02 FT; NW’LY ALG 40 FT RADIUS CURVE TO L 29.63 FT; S 86°25'52" E 84.24 FT; N 89°56'30" E 173.75 FT TO BEG. LESS & EXCEPT, BEG N 89°56'30" E 823.90 FT & S 00°03'30" E 247.73 FT FR THE NW COR SEC 17, T2S, R1W, SLM; N 89°45'26" E 173.25 FT; S 00°14'38" E 63 FT; S 89°45'26" W 198.91 FT; NW’LY 87.53 FT ALG A 131.50 FT

RADIUS CURVE TO R (CHD BEARS N 71°10'26" W 85.92 FT); N 89°56'30" E 106.76 FT; N 00°03'30" W 35.27 FT TO BEG. ALSO LESS & EXCEPT BEG N 89°56'30" E 1292.91 FT & S 0°03'30" E 73 FT & S 89°56'30" W 173.96 FT & N 86°25'15" W 295.65 FT FR NW COR SEC 17, T2S, R1W, SLM; S 86°25'15" E 40.08 FT; S 0°03'30" E 7.33 FT; S 89°57'32" W 40 FT; N 0°03'30" W 9.86 FT TO BEG.

Parcel 21-17-101-074 (3835-3849 W 5400 S):

BEG N 89°56'30" E 1396.3 FT & S 0°03'30" E 53 FT & S 13°24'08" E 196.92 FT & S 17°01'08" E 172.22 FT & N 89°54'30" W 16.89 FT FR NW COR SEC 17, T 2S, R 1W, SLM; S 14°16'52" E 55.05 FT; S 18°05'44" E 662.34 FT; N 89°54'30" W 543.38 FT; N 0°05'30" E 305.17 FT; N 89°54'30" W 10 FT; N 0°05'30" E 235.5 FT; S 89°54'30" E 117 FT; N 0°05'30" E 142 FT; S 89°54'30" E 215.94 FT TO BEG. 6.47 AC M OR L. 6282-267 6604-1253 6841-1025 5297-1423 7079-2412

Parcel 21-17-101-047 (3871 W 5400 S):

BEG S 320.1 FT & E 720.33 FT FR NW COR SEC 17, T 2S, R 1W, S L M; S 0°03'30" E 200.33 FT; N 89°56'30" E 314 FT; S 0°03' 30" E 13.25 FT; N 89°56'30" E 107.76 FT; S 0°05'30" W 16 FT; S 89°54'30" E 117 FT; N 0°05'30" E 136.31 FT; S 89°56'30" W 53.57 FT; N 0°03'30" W 202.83 FT; S 89°56'30" W 90 FT; S 0° 03'30" E 103 FT; S 89°56'30" W 81.5 FT; S 0°03'30" E 6.25 FT S 89°56'30" W 314 FT TO BEG. 2.71 AC M OR L 5427-1849 9535-9413

Parcel 21-17-101-101 (3815 W 5400 S):

BEG N 89°56'30" E 1293.01 FT; S 73 FT & S 0°03'30" E 3.53 FT FR NW COR SEC 17, T2S, R1W, SLM; S 86°14'39" E 22.12 FT; S 60°00'39" E 57.54 FT; S 20°07'27" E 122.34 FT; S 15°37'26" E 194.66 FT; N 89°54'30" W 199.90 FT; S 0°05'30" W 5.69 FT; S 89°56'30" W 53.57 FT; N 0°03'30" W 202.83 FT; N 89°56'30" E 87.40 FT; N 0°03'30" W 135.05 FT TO BEG.

CONTAINS 16.49 ACRES

(Ord. 21-06, 5-5-2021)

   A.   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.

The table below identifies permitting types within the SSD-X-West Point District:

P      = Permitted

AC      = Administrative conditional

NC    = Nonadministrative conditional

N       = Not permitted

PLC   = Permitted with local concent

All uses not included in the table below shall be deemed not permitted.

   B.   Table of Uses:

 

   C.   Density: Maximum allowable dwelling units per acre: 55 units per acre. (Ord. 21-06, 5-5-2021)

The attached West Point Mixed Use Concept Design document (Attachment A) is hereby adopted to illustrate site and architectural plans and provide design guidance for future project approvals. Section 1 of the document provides specific direction for the proposed project related to building placement, unit counts, building uses, access and circulation, landscaping, open space, parking, pedestrian circulation, signage, service locations, streetscape design, buffering, architectural massing, architectural design, and finish materials. Section 2: Community Design Guidebook establishes design principles and vision for areas of the project design that are not fully developed at the time of the SSD-X-West Point ordinance adoption. (Ord. 21-06, 5-5-2021)

   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.

   C.   Maximum Building Heights: 120'

   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 13.11.200 of the City Code. (Ord. 21-06, 5-5-2021)

   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.

      1.   Storm water 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.

   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 adjacent land uses or areas.

      2.   Adequate sight lines shall be maintained for an effective 30 foot sight triangle formed by the intersection of straight lines extended from the back of    the 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 36" in height at full maturity; and

         b.   Signs do not exceed 36" in height (measured from top of curb height) unless they are 80 percent 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 shall be prepared by a licensed professional.

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

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

         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

         e.    Parking is prohibited within landscaped areas on the 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:

         a.   Deciduous shade/canopy trees: 2.0" caliper

         b.   Ornamental trees: 2.0" caliper

         c.   Evergreen trees: 6' height

         d.   Multi-Stem Ornamentals: 8' height

         e.   Shrubs: 50% shall be 5 gallon container

         f.   Ornamental Grasses: 50% shall be 1 gallon container

         g.   Vines: 1 gallon container

         h.   Ground Cover/Perennials: 2 1/4" pots

      6.    Landscape Maintenance and Replacement: The developer, homeowners association, or property manager upon completion of the project, shall be responsible for providing, protecting and maintaining landscaping in a healthy and growing condition. The following requirements 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.

   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 or decorated to blend in with or complement 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, meters, 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 be screened and 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. Screen walls shall be constructed of masonry utilizing materials finish materials from the architectural material board in Attachment A.

   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. 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.   Site grading designs shall minimize visual impact on adjacent properties.

      3.    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 modifications and improvements shall conform to Title 17 of the Taylorsville Municipal Code, the City’s Storm Water Management Plan, and the City’s UPDES storm water permit issued by the Utah Division of Water Quality. (Ord. 21-06, 5-5-2021)

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

      1.    Streets and 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;

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

      2.    An appropriate number of handicap spaces shall be provided on the building site pursuant to the International Building Code as adopted in the City of Taylorsville and the Americans with Disabilities Act (ADA) as amended.

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

      4.    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.

      5.   Parking shall be provided at a minimum of 1.5 stalls per dwelling unit and 4 stalls per 1,000 square feet of commercial floor space. (Ord. 21-06, 5-5-2021)

   A.   Purpose and Intent: Pedestrian systems shall be designed to be useful, safe, comfortable, and interesting to encourage walking throughout the project. Individual lots shall be integrated with adjacent properties (with the exception of properties zoned single-family residential) 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. Pedestrian routes shall be provided as illustrated in Attachment A - West Point Mixed Use Concept Design. (Ord. 21-06, 5-5-2021)

   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. Chained link, barbed wire, and concertina wire is prohibited.

   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 structures.

      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 or without slats are not permitted.

      3.    Screening shall block views to these areas from public and private on-site and off-site rights-of-way and adjacent properties. (Ord. 21-06, 5-5-2021)

   A.   Pole signs and billboards shall be prohibited within the SSD-X West Point District.

   B.   Temporary signs shall conform with the provisions of Chapter 26 - Signage and Outdoor Advertising. (Ord. 21-06, 5-5-2021)

   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 off-site glare.

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

   C.   Decorative Architectural Lighting: Special lighting that accents building features and creates visual interest is encouraged, 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 encouraged. 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.

   A.   The regulations of the Taylorsville Land Development Code remain applicable to this SSD-X-West Point zoning district unless expressly modified by this Chapter.

   B.   This SSD-X-West Point zoning district shall remain valid until this Chapter is subsequently amended or the property is rezoned to another zoning district in accordance with this Land Development Code. (Ord. 21-06, 5-5-2021)

This Chapter complements other city, state, and federal regulations that affect land use. This Chapter is not intended to revoke or repeal any other public law, ordinance, regulation, or permit. However, where conditions, standards, or requirements imposed by any provision of this Chapter are either more restrictive or less restrictive than comparable standards imposed by any other public law, ordinance, or regulation, the provisions that are more restrictive or that impose higher standards or requirements, as determined by the Director, shall govern. (Ord. 21-06, 5-5-2021)