17.76.080 Development standards and requirements

17.76.080 Development standards and requirements.

The city requires the following development standards for all planned residential developments:

1. Compliance with Lindon City Code. A proposed planned residential development shall comply with the requirements of this chapter, the Lindon City Development Manual, and with all applicable Lindon City Code provisions and with conditions imposed by the land use authority.

2. Density. A planned residential development shall not exceed a density of ten (10) dwelling units per gross acre. Highest density phases of the development shall be located adjacent to commercial uses. Where a development will connect to an existing and abutting single-family neighborhood or Residential R1-20 zone through street connections, the development shall be required to transition the density from ten (10) units per gross acres to six (6) units per gross acre and the density transition area shall be developed with only detached single-family lots that meet the lot size requirements of Section 17.76.030. The transition to six (6) units per acre shall be measured two hundred feet (200') from the street connection of the existing and abutting single-family neighborhood to the development. Where a density transition is required, the development shall provide a transect map to identify how the density transition requirement is met. No area in the transect map may have a density higher than ten (10) units per acre.

3. Height. No lot or parcel of land in a planned residential development approved pursuant to the planned residential development overlay zone shall have a building or structure used for dwelling which exceeds two (2) stories with a maximum height of thirty-five feet (35'), measuring the four (4) corners of the building from finished grade to the highest point of the roof structure. The planning director and chief building official shall be responsible for designating and identifying the four (4) corners of a structure. No dwelling shall be erected to a height less than one (1) story above grade.

4. The Planned Residential Development ordinance allows two (2) development options:

a. Option one:

i. Minimum Area. The minimum area required for any Planned Residential Development shall be twenty thousand (20,000) square feet.

ii. Maximum Area. The maximum allowable size shall be one (1) acre.

iii. Number of units. The maximum number of units is ten (10) units per development.

iv. State Street Setback. To preserve the commercial intent, use and zoning along State Street, a three hundred foot (300') setback from State Street is required.

b. Option two:

i. Minimum Area. One (1) acre.

ii. Maximum Area. No maximum but must be in connection with a commercial use as found in Subsection (4)(b)(iii) below.

iii. Commercial Required. Residential development shall only be allowed in connection with existing or new commercial uses. Residential uses shall be located on the rear portion of the lot and behind any commercial use.

iv. State Street Setback. To preserve the commercial intent, use and zoning along State Street, a three hundred foot (300') setback shall be required and residential uses are not allowed within this setback, unless a reduction is granted as follows:

1. The Planning Commission and City Council may consider a reduction in this depth upon evaluating the following:

(a) Viable commercial options remain for the site;

(b) A commercial lot is irregularly shaped;

5. Building Types and Variety. At least two (2) different building types shall be included in projects larger than two (2) acres and with multiple buildings. Buildings shall be differentiated from other building types through type of building, variations to building materials, color, rooflines, and the use of architectural features such as awnings, light fixtures and eave details.

6. Setbacks. The following building setbacks, as measured from property lines, for primary buildings shall apply in the planned residential development zone:

a. For residential developments one (1) acre or less not including an existing or new commercial use as part of the project:

i. Front Setback: twenty-five feet (25').

ii. Rear Setback: thirty feet (30').

iii. Side Setback: For attached units the setback between buildings is ten feet (10') and six feet (6') for a combined side yard setback of sixteen feet (16'). For interior units with common walls the setback is zero feet (0'). For detached buildings the side setback is six feet (6') for a combined side yard setback of twelve feet (12').

b. For residential developments proposed for a property with new or existing commercial uses the below setbacks are required:

i. Buildings shall be set back a minimum thirty feet (30') from the abutting property line of any single-family residential or R1-20 zone and any commercial building.

ii. Side Setback: Ten feet (10') and six feet (6') for a combined side yard setback of sixteen feet (16'). For interior units with common walls the setback is zero feet (0'). When abutting the property line of any single-family residential the side yard shall be increased to thirty feet (30').

iii. Corner Side Setback: Twenty feet (20').

iv. Front: Twenty-five feet (25'). The front setback may be modified by the land use authority where design items such as common open space, paseos or similar design features are proposed.

v. Rear: Thirty feet (30'). The rear setback may be modified by the land use authority where design items such as common open space or similar design features are proposed. Setbacks from abutting single-family residential may not be reduced.

7. Utilities. Compliance with the Development Manual and applicable Lindon City Code provisions regarding utility connections to residential units is required. The public sewer system and the public water supply shall serve all dwellings. All utilities shall be underground. The developer shall individually meter natural gas and electricity for each individual dwelling. No water or sewer lines shall be located under covered parking areas. Wall-mounted and ground-based meters, HVAC, and utility equipment serving a building shall be located as close to each other as possible and fully screened from view. Screening shall either be incorporated aesthetically into the design of the building or fencing or be screened by landscaping.

a. Perimeter Fences. A minimum seven foot (7') masonry or concrete perimeter fence shall be required as a buffer when abutting single-family residential or commercial uses.

b. Patio/Limited Common Area Fences. A patio or limited common area adjacent to the rear of a dwelling unit may be enclosed with a six-foot (6') high fence.

a. All land within a planned residential development not covered by buildings, driveways, sidewalks, structures, and patios shall be designated as common area and shall be permanently landscaped with trees, shrubs, lawn, or ground cover and maintained in accordance with good landscaping practice. All required setback areas adjacent to public streets shall be landscaped. All landscaping shall have a permanent underground sprinkling system.

b. Development greater than one (1) acre shall include common open space, according to the following standards:

i. At a minimum, twenty percent (20%) of the development site, excluding roads or private driveways and required setback areas, shall be in common open space. Setback areas that are in usable size segments and where a common amenity is provided can be counted towards the common open space requirement. The land use authority may approve a reduction in the open space requirement by twenty-five percent (25%) of the required open space square footage if the site is within one-quarter (1/4) mile, as measured at the closest property lines, of an existing Lindon City park or trail. Private balconies, porches, patios of a minimum sixty (60) square feet may be counted towards a maximum of ten percent (10%) of the required open space percentage;

ii. Open spaces shall include both active and passives spaces including plazas, courtyards, paseos, landscaped detention basins, playgrounds, pavilions, pools, spa, pool deck, or other areas that can be made into useable areas, and interior spaces available to residents as common area such as a clubhouse;

iii. Open spaces shall be designed to be an integral part of any development. A majority of the required open space shall be consolidated into a primary central and common open space area. Alternative and innovative open space options may be presented to the land use authority for consideration which accomplish the similar goal of open space being an integral part of any development. Buildings shall be designed around the common open space edge. Majority open spaces shall not be located in perimeter outlying areas of the development;

iv. Where appropriate, the planning commission may approve individual private yard areas in place of common open space. However, development with private open space shall have no loss of the required open space percentage:

1. Rear-loaded buildings shall provide private open space through porches, balconies, and small front yards;

2. Front-loaded units may provide private open space as enclosed rear yards.

v. Trees shall be planted along any property line abutting single-family residential with trees planted as a buffer every thirty feet (30'). Trees shall be a minimum two inch (2") caliper, measured one foot (1') above the ground and shall be at least six feet (6') in height. Tree species shall be planted as found in the Lindon City Tree Planting Guide. An eight foot (8') landscaped area shall be provided for trees to be planted and allow for future tree growth. It shall be the responsibility of the property owner to maintain the trees in a healthy manner and to replace any trees that have died in order to maintain the buffer.

vi. Accent elements such as trellises, arches, arbors, columns, or low monument features shall be used to demarcate entrances to the development, common open spaces and paseos. Alternative accent elements may be approved by the land use authority.

10. Lighting Plan. All planned residential developments shall include a lighting plan and photometric study for parking lots, pedestrian walkways and buildings. The lighting plan shall be designed to:

a. Discourage crime;

b. Enhance the safety of the residents and guests of the planned residential development;

c. Prevent glare onto adjacent properties, and enhance the appearance and design of the project.

All planned residential development homeowner’s associations and housing units are required to control and meter all outside lighting shown on the lighting plan except for front and back door lighting. The lighting plan shall designate which lighting shall be commonly metered to the association or owner.

11. Parking. There shall be a minimum of two (2) parking spaces provided for each dwelling. All units shall have a two-car garage. There shall be a minimum of one half (½) parking space for each dwelling for guest parking within the development. Guest parking shall be located on the same lot of the dwellings served or within the same development. All parking spaces shall measure at least nine feet (9') by eighteen feet (18'). Developers shall pave with asphalt and/or concrete all parking spaces, parking areas, and driveways and provide proper drainage. Drainage shall not be channeled or caused to flow across pedestrian walkways. The architecture of all covered parking structures shall be the same as the architecture of the main buildings within the planned residential development.

a. All off-street parking spaces shall be approved by the planning commission which shall review traffic volumes and visibility on the public roadway to ensure that parking is located in a safe manner;

b. Frontage on corner lots shall meet Title 17.18.110 to ensure that driveways are not within forty feet (40') of an intersection of a public street.

a. Where an existing irrigation system consisting of open ditches is located on or adjacent to or within one hundred feet (100') of a proposed subdivision, complete plans for relocation or covering or other safety precautions shall be submitted with an application for preliminary approval of a plat.

b. All pressure irrigation systems in or within one hundred feet (100') of a proposed subdivision shall be identified and otherwise color-coded as to pipe and valve color to meet state standards and regulations.

13. Solid Waste Receptacles. All solid waste receptacles which are not located within a building shall be enclosed on at least three sides with similar materials as used on the exterior of the main structures within the planned residential development. Central waste receptacles shall only be permitted within a trash enclosure which meets standards found in the Development Manual. Trash enclosures shall be located in the side or rear of the dwelling units, but not the streetside, and must be accessible for garbage trucks.

14. Architectural and Façade Designs. The treatment of building design, materials and exteriors shall be architecturally and aesthetically pleasing and have unique individual feel and sense of place, while still being architecturally compatible with the surrounding buildings and properties. Buildings within developments shall have a variety of building materials to architecturally set them apart and to create unique and separate buildings. Both vertical and horizontal elements shall be used, as appropriate, to give variety and architectural detail. Side façades of buildings shall typically receive equal design consideration, particularly when fronting common open spaces, public streets, and development entrances. The following architectural design requirements shall be applied:

a. Buildings shall contain more than a single-color application and more than a single material application.

i. The following materials may be used as the primary exterior materials of a building consisting of at least sixty percent (60%): wood clapboard, cementitious fiber board, wood board and batten, wood siding, brick, stone, or similar material as approved by the land use authority. The following secondary materials may be used: cementitious fiber board, brick, wood, stone, glass, architectural metal panel, or similar material as approved by the land use authority.

ii. EIFS or stucco may be used for up to thirty percent (30%) on the front façade of a building and forty percent (40%) of a side façade when facing a public street, development entrance or common open space. EIFS and stucco do not have a maximum percentage on the remaining side and rear façades when not fronting on a public street, development entrance or common open space.

c. Each building shall include varied wall plains, recesses, or similar façade design to incorporate wall variation.

d. Changes in materials and color shall correspond to variations in building mass or shall be separated by a building element.

e. Buildings shall incorporate a variety of materials and architectural elements to provide variation among the building types.

f. Eaves and rooflines are encouraged to emphasize vertical proportions. They shall be broken up with gables, building projections, and articulation to emphasize the individual quality of the units.

g. Garage doors shall be designed consistent with the overall style of the building. Material, pattern, and color to be coordinated with the architectural style. Garages shall be recessed from wall plane. Where garage doors are flush with façades, the façade shall feature upper level building projections and decorative building elements such as trellises to provide interest and relief. For buildings with front loading garages, garage doors shall include windows to add variety to the door.

h. Stucco-textured foam trim molding shall not be used as the only application to enhance building façades.

i. All windows along the front façade shall incorporate at least two (2) of the following:

i. Mullions and/or transoms;

ii. Trim or molding at least four inches (4") in width;

iii. Canopies, shutters, or awnings proportional to window size;

iv. Recessed inset from the front façade by at least two inches (2").

j. The front façade of any residential building shall not face or front the rear yard or side yard of a single-family home.

15. Roof Pitch. All buildings shall have a pitched roof consistent with the overall architectural style of the building.

16. Homeowner’s Association. The applicant shall establish a homeowner’s association for every planned residential development containing common or limited common property with more than one (1) owner for the purpose of maintaining the planned residential development. The homeowner’s association, the individual property owners, and tenants shall maintain the PRD (planned residential development) in accordance with the approved site plan.

17. Existing Homes. No planned residential development shall include an existing single-family dwelling. If a single-family dwelling exists on the property where a planned residential development is proposed, the applicant shall plat separately a lot containing the home. The plat shall comply with the requirements of the Lindon City Development Manual.

18. Each attached unit must contain enhanced sound attenuation and sound mitigation construction.

a. The project site plan and development shall include sidewalks on both sides of the street that meet specifications as found in the Lindon City Policies, Standard Specifications and Drawings Manual. Internal concrete walkways are required to provide safe and convenient pedestrian access to common areas and amenities. The width of internal walkways that are adjacent to parking stalls shall be no less than five feet (5'). The width of internal walkways that are not adjacent to parking stalls shall be no less than four feet (4').

b. To the extent possible, developments shall make at least one (1) pedestrian access connection to a public street right-of-way.

a. Building entrances shall, to the extent feasible, front onto streets, private driveways designed as streets or common open spaces. Where an end unit fronts onto a street or private driveway designed as a street, center block residences may front onto a common open space, courtyard, paseo or landscaped pedestrian way;

b. In order to create neighborhood connections, all residential buildings shall have expansive windows, entryways, balconies, terraces or other architectural design features which are oriented to the street, pedestrian way or common open spaces;

c. Building entrances shall be the primary feature of the front façade and identify access to individual units;

d. Stoops or front porches, raised a minimum of one foot (1') above the adjacent grade, shall be provided at entrances that face a street, paseo, common open space area, or other public space.

a. Development access shall be identified on the site plan and subdivision plans. New public streets shall follow the Lindon City Streets Master Plan Map. Projects may be accessed through existing or new commercial developments when appropriate easements or land is secured for access. Proposed developments shall not remove existing single-family homes for access connections to adjacent neighborhoods.

b. All streets within the development shall be public streets with a minimum asphalt width of twenty-nine feet (29') that meet specifications as found in the Lindon City Policies, Standard Specifications and Drawings Manual.

c. Where a development will connect to an existing and abutting single-family neighborhood or a residential R1-20 zone through street connections, the city engineer shall evaluate traffic calming measures in order to minimize traffic impacts.

a. Where the residential development is part of an existing commercial development, the site for the commercial portion of the development shall be reviewed by the land use authority as part of the approval process. To the extent feasible, the commercial site shall be brought into compliance with site development standards as found in this title and the Lindon City Development Manual.

b. New commercial development shall follow the development requirements for new commercial as found in this title and the Lindon City Development Manual. (Ord. 2022-5 § 1, amended, 2022; Ord. 2020-8 § 1, renumbered, 2020. Formerly 17.76.110)