The regulations hereinafter set forth in this chapter qualify or supplement, as the case may be, the zone regulations appearing elsewhere in this title. (Ord. 2012.04, 1-18-2012)

   A.   The minimum area and dimensions of all lots shall conform to the requirements of the zone district in which the lot is located.

   B.   All lots or parcels created by a subdivision shall have direct access with frontage on a dedicated street improved to standards hereinafter required. Private streets shall be permitted only in a planned unit development that is approved as provided in this title or pursuant to an approved special exception permit. Land designated as public right of way shall be separate and distinct from lots adjoining such right of way and shall not be included in the area of such lots.

   C.   All subdivisions shall result in the creation of lots which are developable and capable of being built upon. A subdivision shall not create lots and no building permit shall be issued for any lots that would make building or access impractical due to size, shape, steepness of terrain, location of watercourses, problems of sewerage or driveway grades, or other physical conditions, except where such lots are suitable and dedicated for a common open space, private utility or public purpose.

   D.   The side lines of all lots, so far as possible, shall be at right angles to each street on which the lot faces, or approximately radial to the center of curvatures. Exceptions may be made to this requirement where considerations for solar orientation are involved.

   E.   Corner lots for residential use shall be platted wider than interior lots in order to permit conformance with the required front setback requirements of both streets.

   F.   A city boundary line shall not divide a lot. Each such boundary line shall be made on a lot line.

   G.   Lot numbers shall begin with the number "1" and shall continue consecutively through the subdivision with no omissions or duplications. No block designations shall be used.

   H.   Except as specifically authorized by this title, not more than one dwelling unit shall occupy any one lot.

   I.   No area needed to meet the minimum width, yard area, coverage, parking or other requirements of this title for a lot or building may be sold or leased away from such lot or building for the purpose of installing any kind of structure.

   J.   No portion of a lot may be cut off from another portion of a lot that has been created through a subdivision action.

   K.   Lots with frontage on private streets shall only be allowed by conditional use or planned unit development procedure and subject to all applicable requirements of this title and other applicable ordinances. (Ord. 2012.04, 1-18-2012)

   A.   Hazardous Site Conditions Avoided: The design of the development shall avoid or fully mitigate hazardous site conditions (unstable slopes, geologic faults or flood potential, etc.). (Ord. 2012.04, 1-18-2012)

   B.   Drainage: Drainage from individual lots shall be coordinated with the general storm drainage pattern for the area and shall avoid conveying to adjacent lots runoff flows higher than historic patterns. A drainage study and review will be required on all subdivisions and commercial projects. (Ord. 2016.08, 12-8-2016)

   C.   Location Of Recreation Facilities: Recreation facilities should be located central to all residents of the development.

   D.   Access To Recreation Facilities: All lots should have reasonable access to open space, trails, park land or recreation facilities that are set aside for either development use or use by the general public.

   E.   Trails And Open Space Access: Access to public trails and open space abutting the property shall be provided.

   F.   Utility Extensions: Utility extensions required for future development shall be provided.

   G.   Maintenance Of Common Facilities: Maintenance of common facilities must be accomplished through either covenants and a homeowners' association, a separate maintenance agreement or some other perpetual agreement.

   H.   Layout Of Lots: The layout of lots should provide desirable settings for structures by making use of natural contours, maintaining views, affording privacy and protection from wind, noise and vehicular traffic.

   I.   Efficiency For Utilities: Development design should provide for efficiency in the installation and provision of all public and private utilities and services.

   J.   Water, Sanitation Facilities: Common water and sanitation facilities should be located on separate outlots commonly owned by the users. (Ord. 2012.04, 1-18-2012)

Lots or buildings proposed on slopes exceeding ten percent (10%) warrant especially close review to assure that all grading, retaining wall, cut/fill and road/driveway standards will be met. All buildings, lots and developments which meet this criteria shall only be approved once a hillside development permit has been issued by the city pursuant to chapter 16, article A of this title. (Ord. 2012.04, 1-18-2012)

   A.   Definitions: The following definitions shall apply to this section:

      1.   Active Recreation Area: dedicated active play areas where irrigated lawn is used as the playing surface, such as a sports field designed for public use. Active recreation areas shall be:

         a.   A minimum of1,500 contiguous square feet of lawn area;

         b.   Not less than 30 feet in any dimension;

         c.   Not less than 10 feet from areas dedicated to vehicular use, such as a street or parking lot;

         d.   Designed and located to be accessible to large populations, such as at a school, daycare, recreation center, senior center, public park, private park, water park, or religious institution;

         e.   Co-located with amenities, including but not limited to trash bins, benches, tables, walking paths, drinking water, playground equipment, and/or other recreational amenities.

      2.   Irrigation Plan: a plan that shows the components of an irrigation system that uses potable or culinary water. Those components include water meter size, backflow prevention, precipitation rates, flow rate, operating pressure for each irrigation circuit, and identification of all irrigation equipment.

      3.   Landscape Plan: a plan that clearly and accurately identifies the location and species of new and existing trees, shrubs, ground covers, and other plants on a site, and any other landscape elements, and includes an irrigation plan.

      4.   Lawn: irrigated nonagricultural land planted in closely mowed, managed grasses.

      5.   Mulch: material (such as, but not limited to, rock, bark, wood chips) uniformly applied upon the surface of the soil to reduce evaporation and weed growth. Mulches must allow penetration of water and air. For the purposes of this chapter, ungrouted pavers, stepping stones, and artificial turf manufactured to be permeable to air and water may be considered mulch.

      6.   Planting Bed: areas of the landscape that consist of plants, such as trees, ornamental grasses, shrubs, perennials, and other regionally appropriate plants.

   B.   Applicability: All new single and multi-family residential, commercial, institutional, and industrial development, construction activity, or landscape installation shall comply with the standards found in this chapter as well as with the current Water Efficiency Standards as adopted by the City. These standards shall not apply to permitted agricultural, horticultural, and gardening uses (including fruit trees) in any zone, or public or school-owned parks, playgrounds, or active recreation areas in any zone.

   C.   Indoor Requirements:

      1.   Fixtures: New and future installations of plumbing fixtures must meet or exceed the water conservation requirements specified in Utah Code.

      2.   Hot Water Recirculation Systems: Hot water recirculation systems shall be installed in single and multi-family properties exceeding 1,400 square feet unless hot water can be delivered without displacing more than 0.6 gallons of water.

      3.   Car Wash Facilities: All car wash facilities shall be plumbed during construction for water recycling systems and not exceed an average of 35 gallons of potable water per washed vehicle.

   D.   Landscape Requirements: All landscape projects, including new installations and rehabilitations, shall comply with the following standards:

      1.   Where lawns are allowed, spray irrigation may be used. All other plant material must be irrigated from a drip irrigation system equipped with a pressure regulator filter, flush-end assembly and emitters rated for 20 gallons per hour (gph) or less.

      2.   Drip irrigation and sprinkler irrigation may not be served from the same irrigation valve.

      3.   Automated irrigation systems must use a US EPA WaterSense labeled smart controller or a similar weather-based controller if an appropriate WaterSense model is not available for the specific application.

      4.   All Planting Beds must have mulch upon the soil surface with exceptions for areas being restored to appear as native desert.

      5.   Plant Selection: Plants shall be well-suited to the microclimate and soil conditions at the project site. Both native and locally adapted plants are acceptable. Plants with similar water needs shall be grouped together as much as possible.

      6.   At least 40% of the project’s proposed (and installed) landscaped area shall contain vegetative cover consisting of water-efficient plants adequate in number and configuration to visually enhance the project, prevent heat islands, and prevent soil erosion.

      7.   Lawn Allowances:

         a.   Lawns must be accessible for active use and may not be in streetscape frontages, parking lots, roundabouts, medians, driveways, and other areas not conducive to access and safe use. Lawns may not be within 10 feet of a roadway.

         b.   Single-family residential -8% of any residential lot, or 2,500 square feet, whichever is less. Lots less than 7,500 square feet are allowed up to 600 square feet of lawn.

         c.   Limited common area development - single-family homes with limited common areas designated for the exclusive use of the adjacent dwelling shall have the same allowances as a single-family home.

         d.   Attached multi-family residential - up to 100 square feet per dwelling unit used in functional applications. Properties with less than 6 dwelling units are allowed up to 600 square feet of lawn.

         e.   Commercial, institutional, and industrial - lawn areas are prohibited except where an Active Recreation Area is appropriate, such as at a childcare center or athletic complex.

         f.   No lawn shall be less than 8 feet in any dimension, or upon a slope with a grade exceeding 25% (1 foot of rise per 4 feet of run). To the extent possible, spray irrigation should be free from obstructions (trees, signs, posts, enclosures, etc.).

      8.   Certain special purpose landscape areas (e.g., stormwater management areas, cemeteries, etc.) may receive exceptions from the slope or lawn allowances and other elements of the Landscaping Requirements. Exceptions shall be considered by the City on a case-by-case basis.

      9.   Golf Courses:

         a.   All courses using water supplied by the City or the Washington County Water Conservancy District shall have a separate meter for irrigation.

         b.   All golf courses, without regard to the date of construction, shall be required to submit and follow a water budget and identify water conservation measures for regular city and water provider review.

      10.   Manmade Ornamental Water Features:

         a.   Manmade ornamental water features are limited to 25 square feet per parcel and are limited to the parcel.

   E.   Metering:

      1.   All attached and detached single-family dwelling units with ground floor square footage shall be separately metered, sub metered, or equipped with alternative technology capable of tracking the water use of the individual unit.

      2.   All non-single family residential projects require separate meters for outdoor water use when irrigating more than 5,000 square feet.

   F.   Multi-family and Nonresidential Application Requirements:

      1.   Landscape Documentation Package: A copy of a Landscape Documentation Package must be submitted to and approved by the city. The Landscape Documentation Package shall be prepared by a professional landscape architect (PLA) and must consist of the following items:

         a.   A Project Data Sheet containing the following:

            (1)   Project name and address;

            (2)   Applicant or applicant agent’s name, address, phone number, and email address;

            (3)   Landscape architect’s name, address, phone number, and email address; and

            (4)   Landscape contractor’s name, address, phone number, and email address, if available currently.

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

            (1)   Location of all plant materials, a legend with common and botanical names, and sizes of plant materials;

            (2)   Property lines and street names;

            (3)   Existing and proposed buildings, walls, fences, utilities, paved areas and other site improvements;

            (4)   Existing trees and plant materials to be removed or retained.

            (5)   Scale: graphic and written;

            (6)   Date of design;

            (7)   Designation of hydrozones; and

            (8)   Details and specifications for tree staking, soil preparation, and other planting work.

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

            (1)   Layout of the irrigation system and a legend summarizing the type and size of all components of the system, including manufacturer name and model numbers.

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

            (3)   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 irrigation equipment (i.e., sprinklers, drip emitters, bubblers, etc.); and

            (4)   Installation details for irrigation components.

         d.   A Grading Plan. A grading plan must be drawn at the same scale as the planting plan and must contain the following information:

            (1)   Property lines and street names, existing and proposed buildings, walls, fences, utilities, paved areas, and other site improvements; and

            (2)   Existing and finished contour lines and spot elevations as necessary for the proposed site improvements, as well as drainage.

(Ord. 2024-01B, 2-7-2024)

   A.   Height:

      1.   Building heights are specified in each zone district. (See also definition of "building height" in section 10-2-1 of this title.)

      2.   Public and quasi-public utility buildings, when authorized in a district, may be erected to a height greater than the zone district height limit by conditional use permit.

      3.   No dwellings shall be erected to a height less than one story above grade, unless specifically designed and approved as an earth sheltered structure.

      4.   The area of open loft cannot exceed fifty percent (50%) of the area of the floor above which the loft is located. Any loft exceeding fifty percent (50%) shall be considered an additional floor for purposes of IBC compliance. Lofts shall be considered to be bedrooms for parking requirement calculations.

   B.   Fire Standpipes: Standpipes complying with IBC shall be required for all commercial and multi-residential buildings, regardless of the number of stories.

   C.   Provisions For Handicapped: Provisions for physically handicapped persons shall be provided in all new buildings as required by the Americans with disabilities act (ADA).

   D.   Elevator Emergency Requirements: All elevator emergency operation and special provisions shall comply with the requirements of IBC, and ANSI/ASME A17.1, section 211, and shall include the following provisions:

      1.   Commandeering switch.

      2.   Heat and smoke sensing devices.

      3.   Recall system.

      4.   Emergency operation switch.

      5.   Separate power distribution source.

      6.   Connection to emergency power system.

      7.   Emergency communication system.

   E.   Construction Debris Removal: All building/construction sites shall provide debris removal sufficient to facilitate the regular cleanup and removal of construction debris from the site. Each site shall be cleaned and all construction debris removed on a weekly basis. Failure to comply with this subsection by allowing debris to accumulate on the premises, may result in the suspension of building permits, fines or such other appropriate penalties as the city council shall direct. (Ord. 2012.04, 1-18-2012)

   A.   Road Layout And Geometry:

      1.   The city road standards are made part of this title by reference. The design and arrangement and construction of all roads, public and private, shall be in conformance with the road standards, the provisions of this title, and any city design guidelines as adopted.

      2.   Road systems shall provide efficient internal circulation, reasonable access to public highways, minimize congestion and unsafe conditions, and shall be in conformance with the city general plan.

      3.   The arrangement of roads shall provide for the continuation of major roads between adjacent properties when the continuation is necessary for the convenient movement of traffic, emergency or maintenance vehicles, or the efficient provision of utilities. Proposed streets shall be continuous and in alignment with existing planned or platted streets with which they are to connect.

      4.   Roads shall be designed to provide emergency access and egress for residents, occupants and emergency equipment providing width, curve radii and strength for emergency and maintenance vehicles used by or available to the city.

      5.   Where the potential traffic impacts on the existing street systems are considered to be great, or in the case of unique circumstances concerning topography or street layout, the subdivider may be required to prepare a detailed engineering study of the road system.

      6.   Proposed streets shall intersect one another as nearly at right angles as topography and other limiting factors of good design permit. "T" intersections rather than "cross" intersections shall be used wherever possible for local streets.

      7.   Where a road does not extend to the boundary of the development and its continuation is not required, its terminus should be no closer than fifty feet (50') from the boundary.

      8.   Strips of land reserved to control or restrict access to perimeter or stubbed roads shall be utilized only where the reserve strip is deeded to and accepted by the city.

      9.   Lawful right of vehicular access must be demonstrated before the city will issue a building permit. (Ord. 2012.04, 1-18-2012)

      10.   The installation of curbs, gutters, sidewalks and improvements of streets to centerline, if street is already improved with asphalt or centerline, plus ten feet (10') where the street is not improved with asphalt, as approved by the city in accordance with its ordinances and specifications, shall be required on any existing or proposed street adjoining a lot on which a building permit application for construction is made. Street improvements are required for new home construction or remodel for change of use or commercial use. Such curbs, gutters, sidewalks and street improvements shall be required as a condition of obtaining a building permit. The city may require a property owner to make an equivalent payment for the labor and materials necessary to install curb, gutter, sidewalk and asphalt, as calculated by the city engineer, in lieu of requiring the property owner to install the requisite improvements. Any required dedication of property for such improvements shall be conveyed to the city by quitclaim deed for immediate installation or for such future time as it becomes prudent for the city to install the said improvements. (Ord. 2014.02, 6-12-2014)

      11.   Excessively long and straight streets which are conducive to high speed traffic shall be prohibited.

      12.   Every cul-de-sac and permanent dead end street shall comply with the following requirements:

         a.   End at a turnaround area having a radius no less than fifty feet (50') and an all weather surface;

         b.   Not exceed six hundred fifty feet (650') in total length.

      13.   Temporary dead end streets, intended as access to future development parcels, shall be a minimum of one lot depth in length (or as determined by the planning commission) and shall meet all of the other requirements for permanent dead end streets set forth in subsection A12 of this section.

      14.   Driveways, mailboxes, fire hydrants and all other obstructions at such turnaround areas shall be designed in such a way as to provide an area for the piling of snow.

   B.   Road Grades:

      1.   Intersections, switchbacks and cul-de-sacs shall not exceed a twelve percent (12%) grade, with cul-de-sac area having a maximum grade of six percent (6%).

      2.   No public or private roadway or street shall exceed a fifteen percent (15%) grade, except that grades up to fifteen percent (15%) for public or private roadways and streets may be allowed by the planning commission upon review and finding that all of the following conditions are met:

         a.   No more than ten (10) residential units are served by the over twelve percent (12%) section or the lots have separate, emergency access that does not exceed twelve percent (12%).

         b.   For roadways of twelve percent (12%) or greater grade, the applicant shall stake the centerline and both edges in the field for the inspection of the city engineer to assure full compliance with this section.

         c.   Such other reasonable conditions the planning commission deems necessary to protect the health, safety and/or welfare of city residents and public safety officers under all the factual circumstances existing in each application.

         d.   When approval has been granted for a roadway in excess of twelve percent (12%), the security requirements may be adjusted to require a security instrument in excess of one hundred twenty five percent (125%) in order to cover the cost of removal and reclamation of such roadway, should constructed roadway exceed the above conditions.

         e.   Roadways and streets exceeding a fifteen percent (15%) grade shall not be permitted. If new roads are constructed with actual as built grade steeper than fifteen percent (15%), they must be rebuilt to fifteen percent (15%) or less or the area reclaimed to natural conditions.

         f.   All streets and roads with grades in excess of twelve percent (12%) shall also comply with the requirements set forth in chapter 16, article A of this title.

   C.   Street Names:

      1.   Each street that is a continuation of, or an approximate continuation of, any existing dedicated street shall be given the name of such existing street. When any street forms a portion of a proposed street previously ordered by the city council to be surveyed, opened, widened or improved, the street shall be given the name established in said city council order.

      2.   The names of newly created streets shall not duplicate or nearly duplicate the names of any streets in the city or in adjacent areas of Washington County.

      3.   Any named street shall also have the proper compass direction coordinate as approved by the public works department and/or city engineer.

      4.   Subdividers are encouraged to do an investigation of local history regarding the names and references to geological and historical features located in the subdivision and wherever possible incorporate the historical names and references into the names and designations of streets. (Ord. 2012.04, 1-18-2012)

   A.   Length; Grade: No driveway shall exceed one hundred fifty feet (150') in length and/or fifteen percent (15%) in grade.

   B.   Width: Driveways serving single residential dwellings shall be a minimum of twelve feet (12') wide. Driveways serving two (2) residential dwellings shall be a minimum of twenty six feet (26') wide. No driveway shall serve more than two (2) residences.

   C.   Exceptions: Exceptions exceeding one hundred fifty feet (150') in length and/or fifteen percent (15%) in grade may be granted by the planning commission. Such a review shall include a review of the application by the state fire marshal or chief of the Hurricane Valley fire district contracted to provide fire service for the city, and shall include any conditions imposed by the fire department as conditions for the exception and use of the driveway. Such conditions may include, without limitation, installation of a fire hydrant on applicant's property at applicant's expense. Any such extension may be denied based on lack of water fire flow pressure at the applicant's property. (Ord. 2012.04, 1-18-2012; amd. 2014 Code)

   A.   Applicability: Because of the dramatic visual impact of cuts, fills and retaining walls in a desert environment such as the city, and the public safety factors that may arise with significant cuts and fills in unsuitable soils, design plans for cuts, fills and retaining walls shall conform to the following criteria and other applicable sections of this title, and the city design guidelines:

      1.   No cuts or fills will be allowed on slopes with grades exceeding thirty percent (30%).

      2.   Unretained cuts that exceed two to one (2:1) slope shall not exceed eight feet (8') in height.

      3.   Unretained fills may not exceed twelve feet (12') in height pursuant to subsection B of this section.

      4.   No single retaining wall or retaining system may exceed twelve feet (12') in height and/or forty feet (40') in length; retaining systems less than twelve feet (12') may exceed forty feet (40').

      5.   Up to three (3) terraced cuts may be created under a terraced cuts retaining system, so long as each wall is separated by a minimum four foot (4') setback (measured from face to face) for visual relief and revegetation. The total maximum height for cuts retained under a terraced retaining system shall not exceed eighteen feet (18').

      6.   All fills over four feet (4') shall be engineered and approved by a licensed state engineer.

   B.   Measuring Cut/Fill Heights: Cuts and/or fills shall be measured vertically, from the natural grade at the lowest point of disturbance to natural grade at the highest point of disturbance.

   C.   Maximum Slope Grades: Unretained cut and fill slopes shall be no steeper than two feet horizontal to one foot vertical (2:1), except that cuts in bedrock materials, the stability of which is verified by a geologist and/or soils engineer with demonstrated expertise, may be steeper as approved by the city engineer.

   D.   Retaining Walls: All retaining walls and/or approved retaining systems shall be constructed of decorative materials (i.e., textured surfaces, colored or tinted materials) and should be designed to blend into and enhance the natural desert environment and must be approved by the building department before grading or excavation permits shall be granted.

   E.   Engineering/Geologic Analysis: An engineering/geologic report in compliance with subsection 10-6-2F of this title, shall be prepared by a registered geologist or engineer at the schematic plan stage of the subdivision ordinance to demonstrate that the hillside above any proposed cut will remain stable after the proposed cut/fill and retaining system, if any, has been completed.

   F.   Revegetation:

      1.   All unretained cut and fill slopes must be naturalized and revegetated within one year after the start of construction.

      2.   Unretained cuts and fills should be naturalized by rounding edges, placing boulders in natural fashion and planting native plants, including trees, brush and ground cover, to match surrounding areas. A landscape/revegetation plan shall be submitted to the planning commission for review and approval with the cut/fill design plans.

      3.   All retaining systems shall incorporate planter spaces and shall require native revegetation. (Ord. 2012.04, 1-18-2012)

The design of bridges and/or tunnels shall conform to the following regulations:

   A.   All bridges and tunnels must be detailed in separate design plans submitted to the planning commission for its review.

   B.   Bridge abutments shall not exceed eighteen feet (18') in height, as measured from top to original grade.

   C.   All wing walls shall be constructed of decorative materials (i.e., textured surfaces, colored or tinted materials) and shall be submitted and approved by the city planner. Wing walls shall be feathered back into cut and fill slopes in terraces not exceeding six feet (6') in height. Wing wall systems shall be designed to maximize revegetation under the criteria outlined in subsection 10-21-9F of this chapter.

   D.   Bridge and tunnel plans shall be reviewed and approved by the city engineer. (Ord. 2012.04, 1-18-2012)

No building, either residential or commercial, shall be permitted within six (6) vertical feet or one hundred twenty five (125) horizontal feet of the existing flow line of any river, creek, stream or other waterway, measured at right angles to the centerline of the drainage course, or within any floodplain or floodway designated on the most current FEMA flood map. The vertical feet calculation specified herein shall be applied to the elevation of the top of a building's foundation wall. (Ord. 2012.04, 1-18-2012)

   A.   Construction: All utility connections and lines shall be installed underground. Before any installations are covered, material and service must be inspected and approved by the city building department. During the construction period, temporary power poles and lines shall be allowed within the boundaries of the construction project; however, such poles and lines must be taken down within thirty (30) days after the final certificate of occupancy for the project is granted.

   B.   Easements: All utilities shall be placed within public road rights of way or specific rights of way or easements free of legal encumbrances. Multiple use of a given easement is encouraged. The final plat shall note all easements. (Ord. 2012.04, 1-18-2012)

   A.   General Provisions: Except as may be provided elsewhere in this title, minimum off street parking space according to this section, with adequate provisions for ingress and egress by standard sized automobiles, shall be provided at the time of construction or expansion of any building or recreation facility, or change in use which requires more off street parking spaces.

   B.   Parking Lot Characteristics: Each parcel of land developed for off street parking in response to the requirements of this title shall provide the following characteristics:

      1.   Surfacing: Each lot shall have hard surface and be maintained in good condition and kept clear and in an unobstructed and usable condition at all times. Responsibility for maintenance of the lot shall rest with the property owner. The lot shall provide adequate access to a street or alley.

      2.   Grading: Parking lots shall be graded for proper drainage with surface water diverted in such a way as to keep the parking area free of accumulated water or ice and to prevent erosion.

      3.   Lighting: Lots shall be properly illuminated with sharp cutoff luminaries to prevent direct light from spillover onto adjoining buildings, grounds and the night sky.

      4.   Size Of Spaces: Each parking space shall measure at least nine feet (9') wide by eighteen feet (18') long.

      5.   Lot Layout: Whenever right angle parking is employed, a minimum of twenty five feet (25') shall be required between rows of parking. Whenever other angle parking (i.e., 30 degree angle) is employed, a minimum of eighteen feet (18') shall be required between rows of parking. The width of the ingress and egress to the parking lot shall be the same as the minimum distance between the rows.

      6.   Landscaping: A minimum of fifteen percent (15%) of the parking lot shall be dedicated to landscaping.

   C.   Required Spaces: The requirements below may be superseded by requirements provided in a specific zone district. If the calculation of required space results in a fractional number, such fraction should be rounded off to the next higher whole number: (Ord. 2012.04, 1-18-2012)

 

   (Ord. 2012.04, 1-18-2012; amd. 2014 Code)

   D.   Parking Heavy Equipment: Heavy equipment in excess of twelve thousand (12,000) pounds' gross vehicle weight, excluding pickup trucks and including, but not limited to, construction equipment, excavation equipment, dump trucks, front end loaders, road graders, eighteen (18) wheel semitrailer rigs and livestock trucks, may be parked only in agricultural zones, multiple use zones and highway commercial zones, providing the following restrictions are met:

      1.   Equipment shall be parked on property owned by the same person who is the registered owner of the equipment;

      2.   Equipment shall not be parked on any roadway, street or highway fronting or bordering the property, but shall be parked on the lot and/or parcel itself;

      3.   The equipment shall be parked in a place and manner so as to be reasonably screened from view from the roadway on which the property fronts;

      4.   The equipment engines and/or associated motors (i.e., refrigeration units) shall not be allowed to run while parked; and

      5.   All equipment used for construction may be parked at the construction site during the period of ongoing construction that is authorized by a current building permit. (Ord. 2012.04, 1-18-2012)

   A.   Commercial developments will occupy dominant locations within Toquerville and serve essential community commerce needs at different levels, from neighborhood to region-wide. The design of commercial spaces reflects the community’s character. The care and attention paid to the design of commercial projects exhibits the City’s pride in itself and contributes to its socio-economic vitality.

   B.   The following guidelines provide design concepts and direction for all commercial projects, encourage high quality and innovative design solutions and recognize the importance of storefront visibility as well as parking and circulation design to the success of commercial enterprises. The guidelines that implement the Design Principles set forth are intended to foster developments which would be in keeping with the overall character of Toquerville.

   C.   Site-specific standards shall take precedence when in conflict with the guidelines. Where such standards are silent, these guidelines will serve as a supplement. Toquerville City Ordinance Title 9 Building Regulations and Title 10 Land Use Regulations should be consulted for specific regulations governing land use and zoning development standards.

   D.   These Design Standards apply to Neighborhood Commercial Districts, Highway Commercial, Planned Commercial Zones as defined in Chapter 12 of this Title and Commercial Planning Areas within a Master Planned Development Overlay (MPDO) Development as defined in Article C, Chapter 15 of this Title.

   E.   All new commercial development shall be reviewed by the City Staff for compliance with these Design Standards. (Ord. 2020.16, 9-10-2020; amd. Ord. 2023.11, 5-17-2023)

   A.   The design of each commercial project in Toquerville shall:

      1.   Reinforce or establish a unique environmental image, for the commercial district zone within which the project site is located, by considering the scale, proportion and character of development in the surrounding area.

      2.   Establish attractive and functional site arrangement of buildings, open space, parking areas and landscaping.

      3.   Provide site-specific, innovative, high quality architectural design solutions.

      4.   Provide stylistically diverse architectural design solutions which convey a sense of timelessness and elegance.

      5.   Facilitate pedestrian activity and access.

      6.   Minimize impacts of noise, light and traffic.

      7.   Preserve and take advantage of natural site amenities such as mature trees and hillside views.

      8.   Preserve and incorporate structures which are distinctive due to their age, cultural significance, or unique architectural style into the project development proposal. Simple elegant forms, high quality design, details and materials are encouraged. (Ord. 2020.16, 9-10-2020; amd. Ord. 2023.11, 5-17-2023)

   A.   Grading.

      1.   Landform preservation shall shape and guide site development of commercial proposals. Grading shall not substantially alter natural grades to increase the area of developable land. Grading of or within characteristic topographical areas such as ridgelines, unique hillside features and creeks is prohibited.

      2.   Innovative grading concepts such as contour grading, that incorporate use of variable slopes and meandering tops and toes of slopes techniques are encouraged. Smooth, gradual transitions between manufactured and natural slopes are recommended.

      3.   Use of retaining walls shall be minimized. Where use of retaining walls cannot be avoided, they shall be screened to the maximum extent possible and use of plantable retaining walls systems should be employed as part of the design solution.

   B.   Compatibility.

      1.   Project design shall complement the surrounding built environment in pattern, function, scale, character and materials. Natural site features including streams, scenic vistas and stands of mature trees shall be integrated into the overall project design where applicable.

      2.   The placement of structures, circulation patterns and open space location should acknowledge the site’s characteristics. Culturally and architecturally significant structures shall be preserved and incorporated in the project development proposal.

      3.   Increased setback buffers, intensified landscaping, and building orientation and design techniques shall be utilized to attain the greatest degree of compatibility between commercial developments and lower intensity land uses.

      4.   Linkages between commercial and residential uses are encouraged, where appropriate.

   C.   Site Entry Design.

      1.   Site entries may be accentuated by ornamental landscaping, decorative paving, raised medians, gateway structures, and monument signage.

      2.   Where deemed appropriate, based on context considerations, main entry drives should include the following design features:

         a.   A median with a 10-ft. (min) wide clear landscaped area between the street and the first bisecting parking aisle.

         b.   A 5-ft. (min) wide sidewalk on each side of the driveway.

         c.   A 10-ft. (min) wide landscaped parkway on each side of the driveway.

         d.   A 20-ft. (min) wide decorative paving band.

   D.   Building Siting.

      1.   Structure siting shall take into consideration surrounding context, location of incompatible uses and unique site characteristics.

      2.   The placement and design of.structures on corner and mid-block parcels should create a strong visual and physical connection to the street frontage.

      3.   Building and site arrangements shall facilitate pedestrian activity, screen parking and foster public use of spaces.

      4.   Clustering of structures to create plazas and pedestrian malls is encouraged. When clustering is infeasible, visual and physical linkages between separate structures should be established by the selected architectural style, freestanding architectural elements (e.g. arcade systems, trellises) landscaping and hardscape.

      5.   The building design of structures sited adjacent to street corners shall recognize the importance and visibility of the “local” by incorporating appropriate building massing and forms to “anchor” the intersections. Angled or curvilinear building forms and plazas are encouraged at corner locations.

      6.   Extensive parking lot areas between buildings and right-of-ways are discouraged along pedestrian oriented as well as auto oriented corridors.

      7.   Parking lots shall occupy no more than 60% of a site’s street frontage. Use of landscaping and architectural elements to enhance perimeter parking areas is encouraged.

   E.   Vehicular Access/ Circulation/ Parking.

      1.   Site access and circulation design shall promote safety, efficiency, and convenience for vehicular and pedestrian traffic.

      2.   Use of streets to fulfill internal circulation needs is not permitted. A continuous circulation network system shall be provided throughout the site to the greatest extent possible. Dead-end driveways will be minimized. Adequate areas for maneuvering, stacking, truck staging, loading and emergency vehicle access shall be provided on site.

      3.   The number of site access points shall be proportional to the functional needs and scale of the development.

      4.   Placement of driveway entrances in proximity to street intersections shall be avoided. Use of common or shared driveways is encouraged.

      5.   Driveway entry locations should be aligned with existing or planned median openings and driveways on the opposite side of the roadway.

      6.   Buildings and/or plazas should “anchor” corner locations.

      7.   The parking lot design, particularly of larger parking lots, should differentiate and provide the following: major access drives with no direct access to parking spaces; primary circulation drives with minimal parking; and parking aisles for direct parking space access. Loading and service access and circulation should be independent from the general circulation system.

      8.   Parking shall not dominate street frontages. Parking areas shall be screened by landscaping and structures.

      9.   Larger parking lots should be divided into a series of interconnected areas.

      10.   A raised walkway and landscape strip should be provided between parking areas and buildings. Walkway and landscape strip dimensions shall amply accommodate anticipated functions, intensity of use, landscaping theme and associated planting materials.

      11.   Placement of parking areas along primary circulation driveways and adjacent to building entrances is discouraged.

   F.   Pedestrian Circulation.

      1.   Pedestrian linkages shall be established between buildings, sidewalks and parking areas.

      2.   Clearly defined pedestrian paths must be provided from sidewalks and parking areas to primary building entrances.

      3.   Pedestrian pathways should be separated from vehicular traffic by a change in grade level. Use of raised pedestrian pathways in conjunction with enhanced paving, landscaping and bollards to delineate pedestrian paths is recommended.

      4.   Parking areas should be designed in a manner that allows pedestrians to walk parallel to moving cars and minimize the need for pedestrians to cross parking aisles and landscape islands to reach building entries.

   G.   Plazas and Courtyards.

      1.   Inclusion of plazas and courtyards within commercial developments is encouraged. Entries to plazas and courtyards should be inviting and well lit.

      2.   Landscaping, water features, and public art should be incorporated into plaza and courtyard design.

      3.   Courtyards should be buffered from parking areas and drive aisles.

      4.   Primary access to public plazas and courtyards should be provided from the street. Secondary access should be provided from retail shops, restaurants, offices and other uses within the development.

      5.   Shade trees or architectural elements which provide shelter and relief from direct sunlight should be provided within plazas and courtyards.

      6.   Inclusion of architecturally integrated outdoor dining areas should be integrated within the overall site and building design.

   H.   Auxiliary Structures/Areas.

      1.   Auxiliary structures and areas such as play structures should be integrated within the overall site and building design.

   I.   Loading, Delivery, Trash Enclosures, Screenings.

      1.   Loading and delivery service areas shall be located and designed to minimize their visibility, circulation conflicts and adverse noise impacts.

      2.   The building structure(s), architectural wing walls, freestanding walls and landscape should be used to screen loading and delivery service areas.

      3.   Placement of loading and delivery areas within setback areas is discouraged.

      4.   The location of trash enclosures should be easily accessible for trash collection and shall not impede general site circulation patterns during loading operations.

      5.   Trash Walls and fences should be designed to complement the project’s architecture. Landscaping should be used to soften the appearance of wall and fence surfaces.

      6.   Solid wall enclosures with pilasters, decorative caps and offsets are recommended for screening purposes.

      7.   Solid walls and fences within front and exterior side yards of commercial sites shall be avoided.

      8.   The design of outdoor dining enclosures should be integrated within the overall project design and should be consistent with the architectural theme.

   J.   Paving.

      1.   Paving materials should complement the overall architectural theme. Use of unadorned concrete paving solutions is generally discouraged. Use of decorative paving materials is recommended.

      2.   Decorative paving should be incorporated into parking lot design, driveway entries, pedestrian walkways and crosswalks on private property.

      3.   Use of pavers that allow water infiltration is encouraged. Use of stone and brick is acceptable, where such materials are deemed appropriate. Use of stamped and color concrete treatments is acceptable, where such materials are deemed appropriate decorative paving is encouraged.

   K.   Lighting.

      1.   The type and location of parking lot and building lighting shall preclude direct glare onto adjoining property, streets, or skyward. Lighting systems should be designed for two operating levels; a higher intensity lighting level for business operating hours and a reduced intensity level for non-operating hours.

      2.   The design of the light fixtures and their structural support should be architecturally compatible with the theme of the development.

      3.   Pedestrian scale/decorative light fixtures are encouraged. “High mast” poles are discouraged.

      4.   Lighting should be designed to satisfy functional and decorative needs. Security lighting should be designed as part of an overall lighting plan.

      5.   Storefront lighting should complement the architectural style of the building while providing illumination of building facades and entrances.

      6.   Use of accent architectural lighting is encouraged.

      7.   Title 10, Chapter 24 should be consulted for specific regulations governing lighting standards.

   L.   Other Site Amenities.

      1.   Site amenities must be coordinated in terms of color, materials and design in order to convey a cohesive project appearance and distinctive character.

   M.   Site Furniture.

      1.   Seating will be included within plazas, courtyards and along pedestrian circulation areas.

   N.   Tree Grates/Guards.

      1.   Tree grates should be utilized along street frontages and plaza areas where a decorative and/or continuous walking surface is desirable.

      2.   Grates should be a minimum of four feet in diameter and should incorporate knockouts to accommodate the growth of the tree trunk over time.

      3.   Tree guards should be provided to protect trees in high activity areas. Their design should be compatible with site furnishings.

   O.   Bollards.

      1.   Bollard design if utilized shall be consistent with the overall project theme and should complement other site furnishings.

      2.   At locations where emergency access may be necessary, removable bollards shall be used.

   P.   Pots and Planters.

      1.   The placement of planters and pots may be used to organize, accent and direct pedestrian traffic flow.

      2.   Planters and pots should be utilized to provide visual interest and color accent building recesses, at locations where access is discouraged and adjacent to blank walls.

      3.   Planter colors and materials shall be compatible with the architectural theme.

   Q.   Kiosks, Bulletin Boards, Directories.

      1.   Kiosks, bulletin boards and directories shall be provided near vehicular and pedestrian entrances to multi-tenant commercial developments.

      2.   Directory and bulletin board siting must maximize their visibility while minimizing the potential for creating a traffic hazard.

      3.   Kiosk design shall be consistent with the architectural theme of the development and other site furnishings.

   R.   Trash Receptacles.

      1.   Trash receptacle design should coordinate with other streetscape furnishings.

   S.   Bicycle Racks.

      1.   Bicycle rack design should be consistent with other streetscape furnishings. Use of “loop racks” and “ribbon bars” are encouraged.

      2.   Bicycle racks should be located in visible areas. (Ord. 2020.16, 9-10-2020; amd. Ord. 2023.11, 5-17-2023)

   A.   Architectural Imagery.

      1.   The architectural design for all new structures which are located outside the historic downtown area must consider the City’s early Utah Pioneer heritage; however, no particular architectural “style” or theme will be required. Buildings should convey a sense of authenticity, timelessness and elegance regardless of style or genre. High quality, innovative architecture is encouraged, avoiding extremes and uncharacteristic themes, styles, and color.

      2.   The architectural style/design should enhance the site’s context and shall be harmonious with existing building massing, scale, proportions, colors and materials. In all cases the selected architectural style shall be utilized on all building elevations.

      3.   Architectural details and variations in form should be incorporated in the building design in order to create visual interest.

      4.   Site-specific design solutions are encouraged.

      5.   Use of “building prototypes” for the purpose of achieving corporate image advertising objectives is discouraged.

   B.   Building Facade and Roof Articulation.

      1.   Buildings should be segmented in distinct massing elements.

      2.   Vertical and horizontal offsets should be provided to minimize building bulk.

      3.   Articulated building facades which employ variable architectural elements and details are encouraged along street frontages.

      4.   Structures such as pergolas, arcades and trellises should be utilized to visually and physically link buildings and create connections to adjacent sidewalks.

      5.   The architectural design and placement of “Anchor buildings” on site must balance and not overshadow minor “in-line” tenant spaces and “freestanding pad” structures.

      6.   Building entries should evoke a “sense of arrival”“ by being distinctively designed and readily identifiable. Variations in massing, architectural detailing, colors and materials are encouraged to articulate entry areas.

      7.   All wall surfaces visible to the public should be architecturally enhanced.

      8.   Where vertical architectural elements (e.g. clock towers, stair towers) are proposed as focal points, their scale and relationship to the main structure should be carefully considered.

      9.   Stairways should be designed as an integral part of the building architecture.

      10.   Nearly vertical or mansard roofs shall be avoided.

      11.   Gutters and downspouts should be concealed, unless designed as a decorative architectural feature.

      12.   Mechanical equipment should be fully screened. All screening enclosures must be compatible with the building’s architecture, colors and materials.

   C.   Fenestration.

      1.   The proportions and location of fenestration elements (e.g. doors, windows, skylights) should relate to the scale of the building upon which they are located.

      2.   Security hardware should be architecturally integrated within the building design. The use of scissor grilles is strongly discouraged.

   D.   Building Materials and Colors.

      1.   The colors and materials palette utilized by national franchise tenants should complement the overall design theme and surrounding development.

      2.   Use of precast building materials is generally discouraged and may be considered and permitted on a case-by-case basis.

      3.   A high quality stone and brick veneer as well as use of muted, deep tone color is encouraged.

      4.   Building Material Color: The color of all exterior building materials and surfaces shall blend the proposed new buildings with the city.

   E.   Building Lighting.

      1.   Lighting should be designed to satisfy functional and decorative needs.

      2.   Security lighting should be designed as part of an overall lighting plan rather than as single stand-alone elements.

      3.   Storefront lighting should complement the architectural style of the building while providing illumination of building facades and/or entrances. (Ord. 2020.16, 9-10-2020; amd. Ord. 2023.11, 5-17-2023)

   A.   Standard Guidelines.

      1.   Project landscaping should be designed to contribute towards achieving an overall cohesive appearance and compatibility with its surroundings.

      2.   Landscaping should define site functions, enhance architecture, soften the appearance of structures, buffer incompatible land uses and screen undesirable views.

      3.   Tiered planting (tree-shrub-groundcover) and decorative hardscape should be utilized to enhance the visual character of the project. All areas not covered by structures, with the exception of service yards, walkways, driveways, and parking spaces, should be landscaped.

      4.   The following planting design concepts are encouraged:

         a.   Specimen trees (12-16 ft. high minimum from finish grade, or as recommended by conditions of approval) in informal groupings or rows at major focal points.

         b.   Use of flowering vines both on walls and arbors or trellises.

         c.   Use of planting to soften building lines with shadows and patterns.

         d.   Use of “canopy-trees” in parking areas and passive open space areas.

         e.   Use of berms, plantings, and walls to screen parking lots, trash enclosures, storage areas, utility boxes, etc.

      5.   Existing mature, healthy trees should be preserved and incorporated within the overall landscaping plan. Landscaping should be used to define site functions and create a buffer between pedestrians and vehicles.

      6.   Plant species identified Section 10-21a-6 shall be used considering the Toquerville desert environment.

      7.   Trees and large shrubs should be placed as follows:

         a.   A 10 ft. (min) between center of trees and edge of driveway;

         b.   A 10 ft. from water meter or gas meter and sewer laterals;

         c.   A 25 ft. (min) between center of trees and beginning of curb returns at intersections;

         d.   A 25 ft. (min) between center of trees and large shrubs to utility poles and street lights;

         e.   An 8 ft. (min) between center of trees or large shrubs and fire hydrants and fire department sprinkler and standpipe connections;

         f.    Root-barriers (guards) are required to be installed between planting and adjoining hardscape areas.

         g.   A 5 ft. (min) clearance should be provided between root barriers and adjacent hardscape areas.

      8.   Synthetic turf is not permitted as a substitute for planting materials.

      9.   Use of vines and climbing plants on trellises, and privately owned perimeter walls is encouraged.

      10.   Landscaping should be in scale with adjacent buildings and of appropriate size at maturity to accomplish its intended goals.

      11.   Landscaping materials must be spaced so that they do not interfere with the lighting of the premises or restrict access to emergency apparatus (e.g. fire hydrants, fire alarm boxes).

      12.   Trees or large shrubs shall not be planted under overhead lines or over underground utilities if their growth will interfere with the installation or maintenance of these utilities.

      13.   Provision of landscaping adjacent to buildings is encouraged.

   B.   Parking Lot Landscaping.

      1.   Parking lot landscaping should accent driveways, frame the major circulation aisles, and highlight pedestrian pathways.

      2.   Parking areas should provide interior planting islands. These landscaping areas should be planted with trees, low shrubs and groundcover.

      3.   All parking lot street frontages should be screened by landscaping. Parking lot landscape screening should be implemented by utilizing one or a combination of the following:

         a.   A 32-inch high (max) hedge;

         b.   A 32-inch high (max) earth berm with a slope no greater than 3.5:1;

         c.   Trees planted at a distance of 35 ft. on center. Trees should be a 12-16 ft. high min. from finish grade, or as recommended by conditions of approval.

   C.   Slope Vegetation and Erosion Control.

      1.   All proposed slopes with a gradient greater than 6:1and a vertical height of 3 ft. or greater, shall be vegetated within 30 days of completion of grading.

      2.   All plant materials shall be appropriately spaced to control soil erosion.

      3.   Trees, shrubs, and ground covers should be planted in undulating groupings to improve the character of manufactured slopes.

      4.   Vegetation of permanent slopes should include permanent necessary irrigation. (Ord. 2020.16, 9-10-2020)

(Modified July 16, 2020)

 

 

 

 

 

 

Notes:

Trees & plants native to the Toquerville area are identified in the left column.

With the frequency of high winds in the Hurricane Valley it is recommended to securely stake trees.

This list has been modified to meet the requirements identified by the Toquerville Planning Commission.

(Ord. 2020.16, 9-10-2020)