17.07.070 - Single-Family Building Form.

In addition to the standards contained in 17.07.050 and 17.07.060, the following design standards apply to all Single-Family Buildings.

A.

Orientation. All Buildings shall front on a Public Street.

B.

Primary Façade. Any Primary Façade of 30 feet or more shall incorporate wall offsets in the form of projections or recesses. Required offsets shall have a minimum depth of two feet (2').

C.

Building Height.

1.

The maximum height for any Building shall be 35 feet measured from Grade to the peak of the roof or, for flat roofed Buildings, from Grade to the top of the parapet.

2.

Buildings on Lots that abut existing single-Story residential Buildings in existing R1, RM, or Jordan River districts shall have a maximum height of 30 feet.

D.

Materials. Additional permitted Primary Materials include:

1.

Wood clapboard; or

2.

Wood board and batten.

E.

Garages. All Buildings shall include a garage. The following garage standards shall apply:

1.

Garages shall not visually or architecturally dominate the Primary Façade of the Primary Building.

2.

Garages shall not comprise more than fifty (50) percent of the Primary Façade.

3.

Garages that comprise between forty (40) percent and fifty (50) percent of the Primary Façade shall be recessed from the Primary Façade by at least four feet (4').

4.

Garages that comprise less than forty (40) percent of the Primary Façade may be flush with the Primary Façade.

5.

Garages that comprise no more than (30%) of the Primary Façade may protrude from the Primary Façade but shall not protrude more than eight feet (8'). All Buildings with garages protruding more than four feet (4') from the Primary Façade shall include a Porch or covered landing that extends at least six feet (6') from the plane of the living space.

6.

All garages protruding four feet (4') or more from the Primary Façade shall have garage doors with windows.

7.

Garages with more than two bays or with doors greater than 16 feet wide shall be located on the rear Façade or shall be Side-Loaded.

8.

Side-Loaded Garages. All Buildings with side-loaded garages shall incorporate a portico, arbor, trellis, or other element to emphasize the primary entrance on the Primary Façade.

9.

All garages must contain at least three (3) of the following design features:

a.

Single carriage house garage doors with windows;

b.

Garage doors that include windows and are painted to match the main or accent color of the Dwelling;

c.

Ornamental light fixtures flanking the doors;

d.

Arbor or trellis;

e.

Columns flanking doors and/or an eyebrow overhand;

f.

Portico;

g.

Dormers;

h.

Twelve-inch overhangs over garage doors;

i.

Eaves with exposed rafters with a minimum six-inch (6") projection from the front plane; or

j.

Roof line changes.

10.

Carports are not permitted.

F.

Roofs and Overhangs. Roofs and overhangs shall comply with the following standards:

1.

Pitched roofs covering the main body of the Building shall be hip style, shed style, mansard, or shall have symmetrical gables.

2.

Shed roofs shall maintain a minimum pitch of 2:12 and all other roofs covering the main body shall maintain a minimum roof pitch of 6:12.

3.

Overhanging eaves may expose rafters. Flush eaves shall be finished with profiled molding or gutters.

4.

Flat Roofs. All flat roofs shall require a minimum of two-foot (2') parapet wall. All flat roofs shall also include two (2) of the following:

a.

Gables, shed roofs, or pitched roof elements covering at least 50% of the length of the Primary Facade;

b.

A Porch, portico, or colonnade located along the Primary Façade of the Building, emphasizing the front door; or

c.

Additional two-foot (2') projections or recesses in the Façade plane every 20 feet (20').

G.

Porches. All Buildings shall have a covered Porch that is the prominent Architectural Element of the Primary Façade and that is least six feet (6) deep.

H.

Accessory Structures. (Non-Habitable) Accessory Structures shall be built in the same architectural style with a similar roofline and exterior materials as the Primary Dwelling. The following standards shall apply to all Accessory Structures:

1.

Building Requirements.

a.

Accessory Structures shall not exceed one (1) Story and shall total no more than seven hundred (700) square feet.

b.

Accessory Structures shall be clad in similar materials and shall be a similar color as the Primary Dwelling.

c.

Accessory Structures shall only be accessed at Grade.

d.

Windows are permitted on Accessory Structures. Façades of Accessory Structures facing abutting properties shall have the heads or upper casings of windows no higher than eight (8) feet above Grade of the Structure. Greenhouses and Structures with clerestory windows that are at least eight (8) feet above Grade are exempt from this requirement.

e.

Accessory structures shall not be connected to sewer service. All other utilities for Accessory Structures shall be accessed from the Primary Dwelling.

2.

Setbacks.

a.

Accessory Structures shall be located behind the Primary Dwelling.

b.

Accessory Structures shall be separated from the Primary Dwelling by at least ten (10) feet.

c.

Accessory Structures shall be located at least three (3) feet from any Property Line.

3.

Height. Accessory Structures may not exceed twenty (20) feet in height. Accessory Structures shall have a maximum first floor height of fourteen (14) feet measured from Grade to ceiling. Pitched roofs may extend to twenty (20) feet.

4.

Carports. The following requirements apply to all Carports.

a.

Carports are only permitted for existing Single-Family Buildings.

b.

Carports shall have a maximum height of fourteen (14) feet and shall only house one (1) car.

c.

Carports must be placed on a properly located Hard-Surfaced driveway.

d.

Carports must be permanently affixed to the ground with a proper foundation and footings.

I.

Internal ADU Development and Design Standards.

1.

Internal ADU Development Standards:

a.

Maximum Number of Units per Lot or Parcel. One (1) Internal ADU is permitted per Lot or Parcel where a Single-Family Dwelling is the Primary Dwelling.

b.

Area: The minimum Lot Area or Parcel for a Primary Dwelling (Single-Family Dwelling) in the R1 and RM District to develop a new Internal ADU is six thousand (6,000) square feet.

c.

Minimum Width. The minimum width of any Lot or Parcel shall be fifty (50) feet at all points along the length of the property from the Front Property Line to the Rear Property Line.

d.

Location. The Internal ADU shall be located within the Primary Dwelling (Single-Family Dwelling).

e.

Parking. One (1) on-site parking stall is required in addition to the parking stall requirements for the Primary Dwelling. In no case shall fewer than three (3) total off-street parking stalls be provided. If the Primary Dwelling provides more than four (4) total off-street parking stalls, there shall be no additional parking stall requirement.

2.

Internal ADU Design Standards:

a.

The Internal ADU shall have an exterior entrance with weather protection.

b.

The Internal ADU shall have a designated address next to the dwelling entrance.

c.

The Internal ADU shall conform to all applicable standards and codes.

d.

The Internal ADU shall be subject to the same standards for decks, patios, and other encroachments that apply to the Primary Dwelling.

J.

External ADU Development and Design Standards. External ADU Development Standards.

a.

Maximum Number of Units per Lot or Parcel. One (1) External ADU is permitted per Lot or Parcel where a Single-Family Dwelling is the Primary Dwelling.

b.

Area. The minimum Lot Area or Parcel for a Single-Family Dwelling in the R1 and RM District to develop a new External ADU is six thousand (6,000) square feet.

c.

Minimum Width. The minimum width of any Lot or Parcel shall be fifty (50) feet at all points along the length of the property from the Front Property Line to the Rear Property Line.

d.

Maximum Height. The maximum Height for any External ADU is either the same height of the Primary Dwelling or twenty (20) feet, whichever is the more restrictive. The External ADU shall not exceed two (2) stories.

e.

Maximum Size. The maximum square footage of the External ADU shall not exceed fifty (50) percent of the Primary Dwelling's total square footage, not including the garage, or up to one thousand (1,000) square feet, whichever is more restrictive.

f.

Rear Yard Coverage. An External ADU may not cover more than fifty (50) percent of the Rear Yard area.

g.

Required Setbacks.

i.

Distance from Primary Dwelling (Single-Family Dwelling): Ten (10) feet.

ii.

Side Yard Setback: Five (5) feet.

iii.

Rear Yard Setback: Five (5) feet.

h.

Parking. One (1) additional on-site parking stall is required in addition to the parking stall requirements for the Primary Dwelling. Any additional vehicles owned by occupants must be accommodated on-site.

2.

External ADU Design Standards.

a.

The External ADU shall have an exterior entrance with weather protection.

b.

The External ADU shall not contain more than two (2) bedrooms.

c.

The External ADU shall conform to all applicable standards and codes.

d.

The External ADU shall not be located in a Front or Corner Side Yard and shall meet the same setbacks as required for the Primary Dwelling in the land use district.

e.

Any External ADU located in a required Side Yard must comply with the setbacks for the Primary Dwelling and shall have adequate facilities for all discharge from roof and other drainage.

f.

Solar panels attached to the roof of an External ADU are permitted to exceed the maximum height of the Structure up to four (4) feet.

g.

Conversion of existing Accessory Structures may only occur where the existing Accessory Structure meets the setback requirements for an ADU in the land use district and meets the applicable building codes.

h.

Rooftop patios on an External ADU are prohibited.

i.

Patios are permitted. A patio may be covered with a roof provided the square footage of the roof is no larger than one hundred twenty (120) square feet and the covered patio complies with the setbacks required of the ADU. A covered patio shall not count towards the maximum square footage requirement of the ADU but does count toward the total building coverage of the lot.

j.

Balconies are permitted provided they do not extend into a required ADU setback and extend no further than five (5) feet from an exterior wall of the ADU. Balconies shall not contain HVAC equipment nor be used as storage areas. Balconies are prohibited on Facades abutting adjacent residential properties.

k.

Second Story Windows: Windows on the second story of an External ADU are prohibited on an exterior wall that is adjacent to a Side or Rear Property Line unless:

i.

The window is a clerestory window where the bottom of the window is at least six (6) feet above the finished floor of the second story;

ii.

The window is on a wall that faces an elevation of the Primary Dwelling;

iii.

The window faces and is at least ten (10) feet from a Side or Rear Property Line;

iv.

The exterior wall is adjacent to an alley; or

v.

The window faces a Side or Rear Property Line that is adjacent to a property in a land use district that permits commercial uses or a property that contains a non-residential use.

K.

Solar Energy Systems. In addition to the requirements found in 17.07.050, all Solar Energy Systems installed on Single-Family Buildings with flat roofs shall have a maximum height of three (3) feet above the roof and shall be placed at a maximum 20° angle. All Solar Energy Systems shall meet all design review, Screening, and visibility requirements found elsewhere in this Chapter.

L.

Architectural Variability.

1.

Developments with three to ten (3-10) units shall have a minimum of three (3) Distinctly Different Primary Façade variations.

2.

Developments with greater than ten (10) units shall add one (1) additional Distinctly Different Primary Façade variation for each additional ten (10) units.

3.

Mirror images of the same Primary Façade are not Distinctly Different Primary Façades.

4.

Distinctly Different Primary Façades shall utilize at least one (1) of the Required Architectural Variability standards and three (3) of the Optional Architectural Variability standards listed in the following table:

Architectural Variability Table: Required Architectural Variability Standards

(must choose one) Optional Architectural Variability Standards

(must choose three)

The use of different exterior materials or colors Variation in the width of the Primary Façade by two feet or more

Variation in the location and proportion of front Porches At least a two-foot horizontal or vertical variation of the placement or size of windows or doors on the Primary Façade

Variation in trim or quoins Variation in rooflines, pitches, or the use of dormers

Variation in the location or proportion of garages and garage doors

5.

No Primary Façade design shall be used:

a.

Within 3 Lots of the same Primary Façade design;

b.

Directly across the Street from the same Primary Façade design; or

c.

On more than 25% of the Buildings within a single phase of a Development.

(Ord. No. 2020-02, § IV(Exh. C), 1-8-2020; Ord. No. 2021-06, § XVIII, 5-26-2021; Ord. No. 2022-16, § 1(Exh. A), 9-14-2022; Ord. No. 2023-27, § 1(Exh. A), 9-12-2023; Ord. No. 2022-08 , § I(Exh. A), 4-13-2022; Ord. No. 2024-01, § I(Exh. A), 2-7-2024)