17.07.080 - Townhome building forms/development.

There are four (4) allowed Townhome Building forms. Each Townhome Building form allows for no less than three (3) to and no more than eight (8) attached Dwelling Units (or commercial units in the Urban Style Townhome Building Form) to be located side by side, in a single Building. In addition to the design standards contained in 17.07.050 and 17.07.060, the following design standards apply to all Townhome Buildings. A.

Frontage and Orientation.

1.

Single-Building Developments. Single-Building Townhome Developments shall front on a Street.

2.

Multi-Building Developments.

a.

Traditional multi-Building Townhome Developments shall be oriented so that the Primary Façade of each Building faces toward the following, listed in priority order:

i.

public street;

ii.

Internal Primary Access Road; and

iii.

park or other internal Common Open Space.

b.

Urban Style & Live/Work Townhome Buildings shall be oriented so the commercial units and the upper floors of Dwelling Units face toward the following, listed in priority order (with Dwelling Units' primary entrance and vehicular access facing an internal Street):

i.

public Street;

ii.

primary internal Street; and

iii.

park or other internal Common Open Space.

B.

Windows and Doors.

1.

Windows are required on at least forty (40) percent of any Façade facing a Public Street or Internal Primary Access Road. Any Façade facing secondary internal street or neighboring parcel or lot shall have at least twenty five (25) percent windows.

2.

Each Façade of every Building shall display the same level of architectural detail and transparency as the Primary Façade.

3.

Windows on the Primary Façade shall have a minimum transparency of seventy (70) percent.

4.

All windows on each Façade of every Building shall incorporate at least two (2) of the following features:

a.

mullions and/or transoms;

b.

trim or molding at least four (4) inches in width;

c.

canopies, shutters, or awnings proportional to window size; or

d.

recessed insets from the Primary Façade of at least two (2) inches.

C.

Building Materials.

1.

Primary Materials. All Buildings shall use one (1) of the following materials on at least eighty (80) percent of each Façade:

a.

Brick;

b.

wood clapboard;

c.

wood board and batten;

d.

stone; or

e.

Hardie board or similar fiber cement siding.

2.

Secondary Materials. No Building shall use the following materials on more than twenty (20) percent of any Façade:

a.

stucco;

b.

corrugated metal siding;

c.

split-faced masonry block;

d.

exposed smooth-finish concrete block;

e.

architectural metal panels;

f.

wood; or

g.

EIFS.

3.

Prohibited Materials. No Building shall use vinyl or aluminum siding on any Façade.

4.

Roofs. All roofs shall be clad in asphalt shingles, standing seam metal, or a material of equivalent quality and durability.

5.

Arrangement.

a.

Where two (2) or more materials are proposed to be combined on a Façade, the heavier and more massive material shall be located below the lighter material.

b.

All material changes shall occur along a horizontal line or where two (2) forms meet; material changes may occur as accents around windows, doors, cornices, at corners, or as a repetitive pattern.

c.

All materials shall wrap around each Building Façade and shall reflect the same level of architectural detailing on all four (4) Facades of the Building.

d.

Primary Façade materials and/or colors shall not change within two (2) feet of Building corners and shall continue along any Façade visible from a Street or pedestrian Right-of-Way. Materials may change where side or rear wings meet the main body of a Building. Primary Façade materials used on Buildings on Corner Lots shall extend the full length of the sides visible from a Street or pedestrian Right-of-Way.

D.

Fencing.

1.

Fences in Front Yards shall not exceed four (4) feet in height.

2.

Fences in Corner Side Yards shall not exceed six (6) feet in height.

3.

Fences in Rear Yards shall not exceed six (6) feet in height.

4.

Fences may extend to the back of sidewalks, where permitted.

5.

A straight classic vinyl picket fence is allowed:

6.

All other Vinyl or Chain link fences are prohibited.

7.

Developments that abut single-family developments shall have a six-(6) foot CMU (or similar material) wall for the length of the Townhome Development perimeter that abuts a single-family development, (excluding that length of the single-family Development perimeter that is required for vehicular and pedestrian access).

E.

Façade Offsets. For each Dwelling Unit, the Building Façade shall incorporate:

1.

a horizontal and vertical wall offset in the form of a projection or recess, every twenty two (22) feet (or the Unit width if the Unit exceeds the minimum Townhome Unit width) with a minimum depth of six (6) feet and a minimum width of six (6) feet; and

2.

at least two (2) of the following:

a.

a change in roofline;

b.

an offset in the Primary Façade of the Dwelling Unit of at least two (2) feet; or

c.

variation in the location and proportion of front Porches.

F.

Building Height. The Building Height for each Townhome Building form is measured from Grade to the peak of the roof or, for flat-roofed Buildings, from Grade to the top of the roof parapet. The maximum Building Height for each Townhome sub-form is as follows:

1.

Urban Style Townhome Building form is forty (40) feet.

2.

Live/Work Townhome Building form is forty (40 feet.

3.

Traditional two (2) Story Townhome Building form is thirty five (35) feet.

4.

Traditional three (3) Story Townhome Building form is forty (40) feet.

G.

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

1.

Pitched roofs covering the main body of the Building shall have a minimum 6:12 pitch.

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.

a.

All flat roofs shall include:

i.

a minimum two-2) foot parapet wall; and

ii.

at least one (1) significant roofline height variation along the parapet.

b.

All flat roofs shall also include at least two (2) of the following:

i.

gables, shed roofs, or pitched roof elements covering at least fifty (50) percent of the length of the Primary Façade;

ii.

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

iii.

additional two-(2) foot projections or recesses in the Façade plane every twenty (20) feet; or

iv.

outdoor living room amenities developed on at least fifty (50) percent of the surface area of each unit.

H.

Porches. Each Unit shall have a covered, weather-protected Porch that is the prominent Architectural Element of its primary entrance Façade, and is at least six (6) feet deep.

I.

Solar Energy Systems. All Solar Energy Systems shall meet all design review, Screening, and visibility requirements found elsewhere in this Chapter.

J.

Architectural Variability.

1.

Developments with more than three (3) Buildings shall vary the Design of each Building to enhance the architectural appeal of the Project.

2.

Mirror images of the same Primary Façade do not count toward the required variation of Façades.

K.

Façades.

1.

All Dwelling Units shall include at least one (1) primary entrance on the Primary Façade of the Townhome Building. Individual Dwelling Units may have a secondary entrance on the Side or Rear Façade. If the primary entrance of each Commercial unit is on the Primary Façade of an Urban Style Townhome Building the primary entrance of each residential unit within that Building may be located on the Side or Rear Façade of the Building.

2.

All details on a single Building, including roof forms, siding materials, windows, doors, and trim shall use a consistent architectural style.

3.

All Façades of any Building in a multi-Building Development shall use the same materials, Architectural Elements, and detailing.

4.

All Townhome buildings with Live/Work Units, or with ground floor Commercial uses shall comply with the Design Standards for Urban Style Buildings detailed in this Chapter.

L.

Garages. At a minimum, all Buildings shall include a two (2)-car garage serving each Dwelling Unit.

1.

No Garage entrance shall be located on the Primary Façade of the Building.

2.

All garages must accommodate two (2) cars.

3.

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

a.

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

b.

ornamental light fixtures flanking the doors;

c.

arbor or trellis;

d.

dormers;

e.

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

f.

roof line changes.

4.

Carports are prohibited.

M.

Fire Access.

1.

All Buildings adjacent to a Townhome Internal Primary Access Road must be separated from one (1) another by at least forty five (45) feet along every point of any Building wall, along the entire radius of any curve in the Townhome Internal street, from Grade to the heavens.

2.

No Secondary Internal Access Road may exceed one hundred fifty (150) feet in length if it does not have two (2) points of ingress and egress, fully accessible by fire apparatus, with buildings separated by at least forty five (45) feet, along any point of any Building wall, along the radius of any curve in the Secondary Internal Access Road.

N.

Access and Off-Street Parking Areas.

1.

85% of all Dwelling Units shall be designed to provide vehicular access from a Secondary Internal Access Road.

2.

Driveway access design shall conform to Utah APWA Plan 225 (Dec. 2009 ed.).

3.

No off-Street Parking Area shall be located between a Building and the Street or road it fronts.

4.

No on-Street parking is allowed.

O.

Usable Open Space. All Buildings shall include Usable Open Space equal to at least twenty (20) percent of the Development site and shall include a programmed and landscaped area of at least twenty five (25) percent of the required Usable Open Space that is centrally located within the Project, abuts an Internal Primary Access Road, and is configured in a shape that is roughly equal in length and width.

P.

Meter and Equipment Placement.

1.

Wall-mounted and ground-based meters, HVAC, and utility equipment serving any Building shall:

a.

be fully screened from view or located to the sides or rear of the Building they serve;

b.

be placed in close proximity to one (1) another; and

c.

shall not be located on any Façade on which a Unit's primary entrance is located.

2.

All roof-mounted vents, pipes, Antennae, satellite dishes, and other roof penetrations and equipment, except chimneys, shall be fully screened from view and shall be painted the same color as the roof.

Q.

Circulation.

1.

Each Townhome Development shall include concrete sidewalks, at least five (5) feet in width, that connects each Dwelling Unit to each Townhome Internal Street, right-of-way, commonly owned amenity, and waste container.

2.

Each Townhome Internal Primary Access Road and Secondary Internal Access Road shall be painted with crosswalks in a manner and in locations determined by the City Engineer.

3.

Each Internal Primary Access Road shall connect one (1) Public Street to another.

R.

Accessory Structures. Accessory Structures shall be constructed with the same architectural style and roofline and with similar materials as the Primary Building.

1.

Building Requirements.

a.

Unoccupied: The following standards apply to Accessory Structures that will not be occupied:

i.

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

ii.

shall be of similar architectural style, be clad in similar materials, and shall be a similar color as the Primary Buildings;

iii.

shall only be accessed at Grade;

iv.

shall not be connected to sewer service. All other utilities for Accessory Structures shall be accessed from a Primary Building;

v.

shall not exceed twenty (20) feet in height; and

vi.

carports are prohibited.

b.

Occupied: Accessory Structures that will be occupied shall follow the same design standards as the Primary Buildings within the Project and shall be constructed in a central location within the Project.

2.

Mailbox Pavilion. Each project shall incorporate a mailbox pavilion that is centrally located, safely accessed, and designed to complement the architecture of the Project. The location of the mailbox pavilion shall be marked on each project's site plan and Plat.

3.

Setbacks.

a.

Accessory Structures shall be separated from other Buildings by at least ten (10) feet.

b.

Accessory Structures shall be located at least two (2) feet from any Property Line.

(Ord. No. 2020-02, § IV(Exh. C), 1-8-2020; Ord. No. 2021-06, § XVIII, 5-26-2021; Ord. No. 2022-08, § I(Exh. A), 4-13-2022; Ord. No. 2022-16, § 1(Exh. A), 9-14-2022; Ord. No. 2023-28, § 1(Exh. A), 7-26-2023; Ord. No. 2024-01, § I(Exh. A), 2-7-2024)