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SENSITIVE LANDS A REPORT FOR THE CITY OF IVINS

A report proposing strategies for the integration of commercial and high density residential development into areas of sensitive lands.

PRODUCED BY FORM TOMORROW, 2013


CONTENTS FORWARD

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EXISTING ORDINANCE ANALYSIS SENSITIVE LANDS COMMERCIAL MULTI-FAMILY RESIDENTIAL

5 13 15

SENSITIVE LANDS MAP OVERLAY

17

BUILD OUT STUDY COMMERCIAL MULTI-FAMILY RESIDENTIAL

18 19

CONFLICT AREAS BUILDING HEIGHT SLOPE AND AREA OF DISTURBANCE CUT AND FILL GROSS AREA AND OPEN SPACE RIDGELINE AND VIEWSHED PROTECTION

21 22 25 26 28

MODELED EXAMPLE PROJECTS COMMERCIAL MULTI-FAMILY RESIDENTIAL

30 35

KEY POINT SUMMARY

39

APPENDIX A - Hypothetical Parcel 1 APPENDIX A1 - Hypothetical Parcel 2 APPENDIX A2 - Hypothetical Parcel 3 APPENDIX B - Slope Studies APPENDIX C - Existing Density Calculation APPENDIX C1 - Density Studies APPENDIX C2 - Density Studies Rendered APPENDIX D - Open Space Studies APPENDIX E - Conservation Strategies APPENDIX F - Coyote Gulch Art Village Case Study APPENDIX G - Multi-Family Housing Max, Detailed APPENDIX G1 - Multi-Family Housing Max, Ordinance

40 41 42 43 44 45 46 47 48 49 50 51

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FORWARD This report has been compiled by Form Tomorrow’s summer internship program Education to Action for the reference of the City of Ivins. Working with the Ivins Sensitive Lands Commitee, Form Tomorrow has compiled this report to assist the residents of Ivins City in visualizing the issues concerning future development of commercial and high density residential zones on areas of sensitive lands.

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EXISTING ORDINANCE.SENSITIVE LANDS 16.08.201: PURPOSE: The purposes of the sensitive lands overlay district (SL) are to: (1) Protect and preserve the sensitive lands areas of the city, as defined by this chapter and this title. (2) Protect the health, welfare and safety of all residents, and minimize any risks to life and property. (3) Minimize the potential for demands on the fiscal resources of the city to mitigate and correct any risks to the health, welfare and safety of the public, property owners, individuals, public infrastructure, facilities and services, and private investment. (4) Preserve the natural setting of the city to maintain and strengthen private property values, provide a desirable environment for businesses and residents, protect and enhance the city economy, and protect the quality of life and amenities of existing and future residents. (5) Guide and require responsible land use and development for those lands identified to have development limitations due to environmental sensitivity. (6) Require that all development and construction located on sensitive lands areas occur in harmony with the natural features and topography of the site, thereby reducing visual and site impacts. (Ord. 2005-13, 2005)

16.08.202: SENSITIVE LANDS DEFINED: ... (3) All areas where the increase or decrease in the elevation of the natural grade is equal to or greater than eight percent (8%) (1 foot of grade change for every 121/2 feet of horizontal run) for a minimum distance of forty feet (40’). (4) All areas within one hundred (100) vertical feet of a ridgeline, as identified on the city ridgelines map, incorporated herein by reference.

For the purposes of this report, focus was placed on areas of the Sensitive Lands Ordinance that relate to the building of structures on hillsides and ridges. To better understand the Sensitive Lands Ordinance, the existing ordinance was drawn in diagram form to allow quick visual understanding of the material. In addition to analysis of the current sensitive lands ordinance, the ordinances for commercial and multifamily residential developments were also analyzed through visual diagram.

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EXISTING ORDINANCE.SENSITIVE LANDS 16.08.206: SENSITIVE LANDS DETERMINATION AND INVENTORY REQUIREMENTS: (c) A slope analysis, using a contour interval of two feet (2’), and identifying all areas and boundaries where the increase or decrease in the elevation of the natural grade of the subject property is: (i) Less than eight percent (8%) (less than 1 foot of elevation change for every 121/2 feet of horizontal run) for a minimum distance of forty feet (40’). (ii) Equal to, or greater than eight percent (8%) (1 foot of elevation change for every 121/2 feet of horizontal run), but less than fifteen percent (15%) (one foot of elevation change for every 6 feet of horizontal run) for a minimum distance of forty feet (40’). These areas shall be identified as “areas of steep slope”. (iii) Equal to, or greater than fifteen percent (15%) (equal to, or greater than, 1 foot of elevation change for every 62/3 feet of horizontal run) for a minimum distance of forty feet (40’). These areas shall be identified as “areas of very steep slope”.

AREAS OF STEEP SLOPE - equal to or greater than 8%, but less than 15% AREAS OF VERY STEEP SLOPE - equal to or greater than 15%

Very Steep Slope 8% Slope

Steep Slope

3.2’

15% Slope

40’

Figure 1 - Definition of a Hillside

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EXISTING ORDINANCE.SENSITIVE LANDS 16.08.209: SENSITIVE LANDS PROTECTION REGULATIONS; SLOPES: (5) Maximum Limits Of Disturbance Area: > The maximum area of disturbance shall be limited by the average slope of the parcel. > The maximum limits of disturbance area shall be identified on each parcel. > Disturbance area shall include all graded, excavated, filled, or otherwise disturbed areas. > Disturbance area shall include the areas occupied by building, hard surfacing, and nonnative vegetation.

DIAGRAM REPRESENTING TABLE 8-3 MAXIMUM SUBDIVISION LOT OR PARCEL LIMITS OF DISTURBANCE

45 % 2 19602 ft

8% slope

25% 10890 ft

2

12% slope

40 % 2 17424 ft

9% slope

30 % 2 13068 ft

35 % 2 19602 ft

11% slope

10% slope

20% 8712 ft 2

15% 6534 ft 2

10% 4356 ft 2

13% slope

14% slope

15% slope Figure 2 - Area of Disturbance

1 Acre Parcel Area of Allowed Disturbance

For the purposes of this section, the average slope of a lot shall be determined as follows: AS = 100(CI x CL)/A Where: AS=Average lot slope CI=Contour interval in feet, at not more than 2 foot intervals CL=Sum of the length of all the contour lines across the lot, in feet A=Total area of the lot, in square feet 7


EXISTING ORDINANCE.SENSITIVE LANDS 16.08.209: SENSITIVE LANDS PROTECTION REGULATIONS; SLOPES: (6) Maximum Building Height: > The maximum height of all primary buildings shall not exceed eighteen feet (18’) > Height is measured from the natural or finished grade, whichever is lower.

18’

18’

18’ Maximum building height is measured to the highest point of a building from the natural or finished grade, whichever is lower, which shall not exceed eighteen (18) feet. Figure 3 - Maximum Building Height in Sensitive Lands

18’

Building heights shall follow the natural grade of the site, not exceeding eighteen (18) feet from the adjacent natural or finished grade, whichever is lower. Figure 3.1 - Maximum Building Height in Sensitive Lands

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EXISTING ORDINANCE.SENSITIVE LANDS 16.08.209: SENSITIVE LANDS PROTECTION REGULATIONS; SLOPES: (8) Areas Of Cut And Fill Slope: > Cut and fill areas shall be included in the maximum limits of disturbance area for each lot. > Cut and fill areas shall match the natural contour of surrounding terrain. > The maximum slope back to grade may not exceed two to one (2:1) > Erosion during and after construction shall be minimized. Preferrably by plantings. > Areas of fill shall not exceed three (3) vertical feet. > All cut areas shall be minimized as much as possible. > All cut areas shall be screened with buildings, walls, or other screening treatments.

3’ No fill area on any slope area of 8% or greater shall exceed three (3) vertical feet from natural grade.

Figure 4 - Maximum Vertical Fill

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EXISTING ORDINANCE.SENSITIVE LANDS 16.08.209: SENSITIVE LANDS PROTECTION REGULATIONS; SLOPES: (13) Retaining Walls And Fences: > Retaining walls shall be located within the maximum limits of disturbance area of each lot. > Retaining walls shall not be used with any fill areas or slopes. > The max height of a retaining wall shall not exceed three (3) feet. > The max height of a series of terraced or stacked retaining walls shall not exceed three (3) feet. > Construction materials should blend with the surrounding landscape colors and features.

prohibited allowed Retaining walls in association with any fill areas or fill slopes are prohibited. All fill slopes shall be recontoured to the natural, varied contour of surrounding terrain

If greater than 3’ rise, prohibited. If less than or equal to 3’ rise, allowed.

Retaining walls shall not be terraced or stacked to increase the height of any retaining wall or series of retaining walls, greater than (3) feet, from the natural or finished grade, whichever is lower. Figure 5 - Maximum Height of Retaining Walls

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EXISTING ORDINANCE.SENSITIVE LANDS 16.08.206: SENSITIVE LANDS DETERMINATION AND INVENTORY REQUIREMENTS: (d) All areas within one hundred (100) vertical feet of a ridgeline, as identified on the city ridgelines map.

N

Ridge as identified on the city ridgelines map Sensitive lands slopes as identified on sensitive lands map

100’

Figure 6 - Ridgeline Protection

16.08.209: SENSITIVE LANDS PROTECTION REGULATIONS; SLOPES: (7) Ridgeline And View Shed Protection: The purpose of this subsection is to ensure all development and construction occurring near ridgelines blend with the natural topography. No building or structure shall be permitted within any area identified within one hundred (100) vertical feet of a ridgeline, as identified by the city ridgelines map. For the purposes of identifying ridgelines for the city, and the city ridgelines map, the following viewpoints have been used: a) five feet (5’) above the elevation at the intersection of Kayenta Parkway and Sage Circle; b) five feet (5’) above the elevation at the intersection of Kayenta Parkway and Highway 91; c) five feet (5’) above the elevation at the intersection of 600 West Street and Highway 91; and d) five feet (5’) above the elevation at the intersection of 400 West Street and Highway 91.

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EXISTING ORDINANCE.SENSITIVE LANDS 16.08.213: SENSITIVE LANDS DEVELOPMENT RIGHTS Development rights on sensitive lands are restricted by the designated land use and the slope of the site as described by table 8-4. The applicant may propose to transfer sensitive lands development rights to another area of the site that is located outside of sensitive lands in exchange for a density bonus. This may be determined by the survey required by the sensitive lands determination and inventory in section 16.08.206.

DIAGRAM REPRESENTING TABLE 8-4 SENSITIVE LANDS DEVELOPMENT RIGHTS

Slopes of 15% and above may build up to 5% density as allowed by base district

Slopes of 14% - 15% may build up to 15% density as allowed by base district

Slopes of 10% - 12% may build up to 55% density as allowed by base district

Slopes of 8% - 10% may build up to 75% density as allowed by base district

Slopes of 0% - 8% may build up to 100% density as allowed by base district Figure 7 - Transfer of development rights

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EXISTING ORDINANCE.COMMERCIAL

Figure 8 - Commercial Ordinance, Building/Site Scale

> Vertical massing / elements should be avoided > New developments should not overpower existing buildings > Roof pitches are discouraged; if needed they should be less than 4:12 > Larger buildings should be placed toward the interior of a development or lower on the hillside > Developments should be in nodes, not along main vehicular arteries

5’

3‘ 12 ‘

Figure 8.1 - Commercial Ordinance, Building/Site Scale

> Buildings should be compatible with surroundings; horizontal elements are prefered. > A variety of flat / shallow roof pitches to harmonize with the surrounding landscape > Interconnected system of open space / walkways > Buildings should be arranged to preserve views as much as possible > Mixture of scale and clustered massing is desired > Parking and loading docks should be screened with landscape and or wall elements

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EXISTING ORDINANCE.COMMERCIAL

4‘ min 42‘ max 4

35‘ max

18‘ min

Figure 8.2 - Commercial Ordinance, Massing Scale

WALLS

> Building height maximum is thirty five (35) feet. > No wall shall be continuous for more than forty two (42) feet. > A minimum depth of four (4) feet is required for wall offsets. > A discontinuity of eighteen (18) feet is required before the building can return to original datum. > No upper floor levels shall exceed 75% of the ground floor footprint.

50‘ max

10‘ min 2‘ min

Figure 8.3 - Commercial Ordinance, Massing Scale ROOFS > Dominant Rooflines shall be avoided. > No roofline shall exceed fifty (50) feet in length without interruption. > Vertical interruption offsets should be a minimum of two (2) feet. > Discontinuation of roofline needs to extend a minimum of ten (10) feet before returning to original datum. 14


EXISTING ORDINANCE.MULTI-FAMILY Allowed Base Density: 15 units/acre Max Density w/ Bonus: 30 units/acre

20’ min

> 60’

Setback doubled Figure 9 - Multi-family Housing Ordinance, Site/Building Scale

> Clustering of buildings is encouraged to minimize small, narrow spaces > Minimum separation between buildings should be twenty (20) feet > With walls greater than sixty (60) feet adjacent to interior property lines, the building setback is doubled.

4’ min

120’ max

35‘ max 40’ max

25’ max 60’

k doubled Figure 9.2 - Multi-family Housing Ordinance, Site/Building Scale

> Maximum building length is a hundred and twenty (120) feet > No wall should be continnuous for more than forty (40) feet > A minimum depth of four (4) feet is required for wall offsets > The maximum building height within sixty (60) feet of the property line is twentyfive (25) feet. > The maximum building height beyond sixty (60) feet of the property line is thirtyfive (35) feet. 15


EXISTING ORDINANCE.MULTI-FAMILY 200 sqft 800 sqft

Figure 9.3 - Multi-family Housing Ordinance, Open Space

OPEN SPACE > Usable open space for passive and active recreational use. > Minimum eight hundred (800) sqft between the first two units and minimum two hundred (200) sqft for each additional unit. > Required setbacks, balconies, yards, and land that is covered by structure is not considered open space. setback from landscape interior between property lines >10ft >10ft less than 24 per block less than 24 per block

setback from property lines >25ft

Figure 9.4 - Multi-family Housing Ordinance, Parking

PARKING STRUCTURE > Shall be internalized or oriented away from the street frontage. > Structures located along a perimeter public street shall not occupy more than 30% of each perimeter street frontage > Each parking lot shall not have more than twenty four (24) parking spaces > Vehicular access shall be from a minor street. 16


SENSITIVE LANDS.AREAS OF OVERLAP

Figure 10 - Sensitive Lands and Land Use Map overlay Town Center

Landuse MDR

Landuse HDR

Landuse Commercial

Areas where these meet with sensitive lands

Figure 10 shows the existing land use map overlayed with the current sensitve lands map. The areas circled in red inidicate places where the current commerical and high density residential zoning overlaps with sensitive lands.

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BUILD OUT STUDY.COMMERCIAL Maximum potential massing for commercial development without consideration of sensitive lands.

35% required landscaping Sensitive Lands (8 acre) Road and parking

Figure 11 - Commerical Maxed, No Sensitive Lands

Maximum potential massing for commercial development with consideration of sensitive lands.

35% required landscaping Sensitive Lands (8 acre) Road and parking

Figure 11.1 - Commerical Maxed, with Sensitive Lands

Maximum build out comparison. Without consideration of sensitive lands, the maximum possible commercial might resemble a Costco. With consideration of sensitive lands, the maximum possible commercial might resemble a small grocery store.

Sensitive lands building footprint ~9000 sqft General commercial building footprint ~119,000 sqft Buildable area boundaries Sensitive Lands (8 acre) Road

For Full Parcel Details, See Appendix A

e lands building footprint ~9000 sqft

Figure 11.2 - Commercial Maxed, Footprint comparison

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BUILD OUT STUDY.RESIDENTIAL Maximum potential massing for multi-family housing development without consideration of sensitive lands. 62 single level units 62 internalized garages 120 parking spaces

52 internalized garages 120 parking spaces

Required Landscaping Sensitive Lands (10 acre) Road and parking

Figure 12 - Mutli-Family Maxed, No Sensitive Lands

Required Landscaping Sensitive Lands (10 acre)

Maximum potential massing for multi-family housing development with consideration of sensitive lands. 6 single level units 6 internalized garages 14 parking spaces

Required Landscaping Sensitive Lands (10 acre) Road and parking Required Landscaping Sensitive Lands (10 acre) Road and parking

Maximum build out comparison. Without consideration of sensitive lands, the maximum possible p units for multi-family housing is 62. With consideration of sensitive lands, the maximum possible units is 6.

Figure 12.1 - Mutli-Family Maxed, With Sensitive Lands p

Sensitive Lands (10 acre) Sensitive lands building footprint (12 000 sq ft) General multi-family housing building footprint (104 000 sq ft) Buildable area boundaries

Sensitive Lands (10 acre)

For Full Parcel Details, See Appendix A1

Figure 12.2 - Mutli-Family Maxed, Footprint Comparison

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ORDINANCE STRATEGY.CONFLICTS BUILDING HEIGHT Sensitive Lands 18’ Max Commercial 35’ Max Multi-family Housing 25’ max SLOPE / AREA OF DISTURBANCE Redefining the Definition of a Hillside Balancing area of disturbance with density Commercial and Multi-Family Housing CUT AND FILL Maximum Vertical Cut GROSS AREA AND OPEN SPACE Appropriate Density on Sensitive Lands Minimum required open space/Conservation Easements RIDGELINE AND VIEWSHED PROTECTION Protection of Skyline Inclusion of Bluffs

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ORDINANCE STRATEGY. BUILDING HEIGHT POINT OF CONCERN: The current Sensitive Lands Ordinance restricts the height of buildings on sensitive lands to a maximum of eighteen (18) feet above the lowest grade. 16.08.209: SENSITIVE LANDS PROTECTION REGULATIONS; SLOPES (6) The maximum height of all primary buildings shall not exceed eighteen feet (18’) above the natural or finished grade, whichever is lower.

Both commercial and multi-family housing ordinances allow for a higher maximum building height, which allows for a higher possible density. The current Sensitive Lands Overlay would restrict the building heights to a maximum of eighteen (18) feet. To minimalize areas of disturbance and encourage the development of commercial and multi-family housing in areas of sensitive lands, modifying the current building height ordinance might be considered.

EXAMPLE OF A MODIFIED ORDINANCE: The maximum allowable height of any primary buildings shall not exceed twenty-six (26) feet. The total vertical distance from lowest point of disturbance to the highest point on any structure shall not exceed thirty-six (36) feet.

45 feet 40 feet 35 feet

36 ft 30 feet 25 feet

26 ft

20 feet 15 feet 10 feet 5 feet 0 feet

45 feet

45 feet

40 feet

40 feet

12 ft 35 feet

35 feet

30 feet

30 feet 25 feet

18 ft 36 ft

36 ft

26 ft

25 feet

20 feet

20 feet

15 feet

15 feet

10 feet

10 feet

5 feet

5 feet

0 feet

0 feet

26 ft

Figure 13 - Proposed Max Building Height

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ORDINANCE STRATEGY.SLOPE AND AREA OF DISTURBANCE POINT OF CONCERN: The current approach to slopes that are considered sensitive lands within a parcel is inconsistent. According to the Maximum Limits of Disturbance Area, the disturbance is limited by the average slope of the parcel. 16.08.209: SENSITIVE LANDS PROTECTION REGULATIONS; SLOPES (5) Maximum Limits Of Disturbance Area: The maximum area of any lot or parcel that may be disturbed shall be limited as determined by the average slope of the subdivision lot or parcel, as provided by table 8-3 of this section.

However, the inventory requires a study identifying sensitive lands on the property delineating all sensitive lands areas occuring on the proposed development site. The definition is split into parts that are considered ‘steep slope’ and parts that are considered ‘very steep slope’. 16.08.206: SENSITIVE LANDS DETERMINATION AND INVENTORY REQUIREMENTS (1) Be performed by qualified professionals with the necessary licensure, certification or expertise required to identify and delineate all sensitive lands areas occurring on the proposed development site. (3) Include necessary text and map materials sufficient to clearly identify and delineate the following site features and conditions, as may be applicable to the site: (c) A slope analysis, using a contour interval of two feet (2’), and identifying all areas and boundaries where the increase or decrease in the elevation of the natural grade of the subject property is: (i) Less than eight percent (8%) (less than 1 foot of elevation change for every 121/2 feet of horizontal run) for a minimum distance of forty feet (40’). (ii) Equal to, or greater than eight percent (8%) (1 foot of elevation change for every 121/2 feet of horizontal run), but less than fifteen percent (15%) (one foot of elevation change for every 6 feet of horizontal run) for a minimum distance of forty feet (40’). These areas shall be identified as “areas of steep slope”. (iii) Equal to, or greater than fifteen percent (15%) (equal to, or greater than, 1 foot of elevation change for every 62/3 feet of horizontal run) for a minimum distance of forty feet (40’). These areas shall be identified as “areas of very steep slope”.

To simplify the definition of slopes in sensitive lands, clarification is needed to distininguish ‘areas of steep slope’ and ‘areas of very steep slope’. If a parcel has small areas of very steep slope, the average slope calculation generalizes the parcel, resulting in a biased calculation limiting the area of disturbance allowed. EXAMPLE OF A MODIFIED ORDINANCE: If less than 25%* of the parcel is deemed as ‘areas of steep slope’ according to the slope analysis map, then all areas of the parcel that have a slope equal to or greater than 15% can be exempt from total average slope calculation of that parcel. *percentages are flexible and can be changed according to Ivins’ needs

AVG SLOPE 41%

AVG SLOPE 19.8%

10% Disturbance

10% Disturbance

2 units 2 internalized garages 2 parking spaces

6 units 6 internalized garages 12 parking spaces

Figure 14 - Whole Parcel

AVG SLOPE 12% 25% Disturbance 14 units 14 internalized garages 14 parking spaces

Figure 14.1 - Parcel Divided

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ORDINANCE STRATEGY.DEFINITION OF A HILLSIDE POINT OF CONCERN: All slopes that are greater than or equal to 8% (1 foot of elevation change for every 12.5 feet of horizontal run) for a minimum of forty (40) feet are currently defined as sensitive lands. 16.08.202: SENSITIVE LANDS DEFINED (3) All areas where the increase or decrease in the elevation of the natural grade is equal to or greater than eight percent (8%) (1 foot of grade change for every 121/2 feet of horizontal run) for a minimum distance of forty feet (40’).

The average slope of a parcel limits the allowed area of disturbance. 16.08.209: SENSITIVE LANDS PROTECTION REGULATIONS; SLOPES (5) Maximum Limits Of Disturbance Area: The maximum area of any lot or parcel that may be disturbed shall be limited as determined by the average slope of the subdivision lot or parcel, as provided by table 8-3 of this section. The maximum area of any lot or parcel that may be disturbed may be increased, as further provided by table 8-3 of this section, if the lot or parcel is located in an area within a planned development overlay (PD) district. The maximum limits of disturbance area shall be identified on each lot or parcel and shall include all graded, excavated, filled or otherwise disturbed areas, the area occupied by the primary building, all accessory building areas, areas of hard surfacing, including driveways, walkways, patios, off street parking areas, and all areas of disturbance or nonnative vegetation.

The current hillside definition and allowed area of disturbance are not designed for commercial and high density residential developments. According to Figure 15 redefining the slope to 10% would allow for a greater area of disturbance for high density developments while still allowing for sensitive building without the built environment overpowering the natural landscape. For case study calculations, See Appendix F

EXAMPLE OF A MODIFIED DEFINITION: All areas where the increase or decrease in the elevation of the natural grade is equal to or greater than ten percent (10%) (1 foot of elevation change for every 10 feet of horizontal run) for a minimum of forty (40) feet. AVG SLOPE = 16.6% PARCEL SIZE = 8 ACRE SENSITIVE LANDS = 8% or greater AREA OF DISTURBANCE = 10% (34 548 sq ft)

BUILDING AREA = 12 348 sqft PARKING AREA = 12 600 sqft (30 spaces) LANDSCAPE AREA = 1890 sqft LEFTOVER AREA = 7710 sqft

Sensitive Lands (8 acre)

SENSITIVE LANDS = 10% or greater AREA OF DISTURBANCE = 25% (87 120 sq ft)

BUILDING AREA = 33 516 sqft PARKING AREA = 40 219 sqft (96 spaces) LANDSCAPE AREA = 6033 sqft LEFTOVER AREA = 7352 sqft

Road

SENSITIVE LANDS = 15% or greater AREA OF DISTURBANCE = 40% (138 192 sq ft)

BUILDING AREA = 58 212 sqft PARKING AREA = 62 084 sqft (166 spaces) LANDSCAPE AREA = 9312 sqft LEFTOVER AREA = 8584 sqft

Building (1764 sq ft)

Figure 15 - Redefining a Hillside, slope/area of disturbance For Full Parcel Details, See Appendix A2

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ORDINANCE STRATEGY.SLOPE POINT OF CONCERN: Currently, the required inventory includes a slope analysis map of the site distinguishing areas of sensitive lands as well as ‘areas of steep slope’ and ‘areas of very steep slope’ within sensitive lands. 16.08.206: SENSITIVE LANDS DETERMINATION AND INVENTORY REQUIREMENTS (1) Be performed by qualified professionals with the necessary licensure, certification or expertise required to identify and delineate all sensitive lands areas occurring on the proposed development site. (3) Include necessary text and map materials sufficient to clearly identify and delineate the following site features and conditions, as may be applicable to the site: (c) A slope analysis, using a contour interval of two feet (2’), and identifying all areas and boundaries where the increase or decrease in the elevation of the natural grade of the subject property is: (i) Less than eight percent (8%) (less than 1 foot of elevation change for every 121/2 feet of horizontal run) for a minimum distance of forty feet (40’). (ii) Equal to, or greater than eight percent (8%) (1 foot of elevation change for every 121/2 feet of horizontal run), but less than fifteen percent (15%) (one foot of elevation change for every 6 feet of horizontal run) for a minimum distance of forty feet (40’). These areas shall be identified as “areas of steep slope”. (iii) Equal to, or greater than fifteen percent (15%) (equal to, or greater than, 1 foot of elevation change for every 62/3 feet of horizontal run) for a minimum distance of forty feet (40’). These areas shall be identified as “areas of very steep slope”.

Besides using it to calculate the average slope of a parcel in determining the allowed area of disturbance, the slope analysis map can aid in regulating where building is allowed or restricted on a given site. Currently, there is no restriction placed to build in ‘areas of very steep slope’. Structures perched on steep hillsides is visually jarring and can obstruct natural views as seen in Figure 16. Implementing a penalty on building on ‘areas of steep slope’ will discourage developers from proposing structures on those slopes. EXAMPLE OF A MODIFIED ORDINANCE: On parcels where ‘areas of very steep slope’ (equal to or greater than 15%) including a ten feet radius surrounding the steep slopes are present, proposed structures or buildings on those slopes will count as double the squarefootage towards the total area of disturbance.

For slope studies, see Appendix B

Figure 16 - Buildings on Steep Slope

Figure 16.1 - No buildings on Steep Slope

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ORDINANCE STRATEGY.CUT AND FILL POINT OF CONCERN: The current cut and fill ordinance does include a maximum fill and maximum retaining wall height of three (3) feet, but no maximum vertical cut. 16.08.209: SENSITIVE LANDS PROTECTION REGULATIONS; SLOPES (8) Areas Of Cut And Fill Slope: All proposed areas of cut and fill on lots shall meet the following requirements: (a) All cut and fill areas shall be minimized as much as practicable. (b) All cut and fill areas shall be located within, and included in, the maximum limits of disturbance area for each lot. (c) All cut and fill areas shall be recontoured to the natural, varied contour of surrounding terrain with a maximum tapered slope back to natural grade of not greater than two to one (2:1). (d) All areas of cut and fill shall be temporarily planted or otherwise protected from erosion during the period of construction and shall be permanently planted or otherwise protected from erosion within twenty (20) days after the completion of all grading or excavation, as identified by an approved landscape and revegetation plan. (e) No fill areas shall exceed three (3) vertical feet, measured from the naturally occurring grade. No retaining walls shall be used in association with any fill areas or fill slopes. All fill slopes shall be recontoured to the natural, varied contour of surrounding terrain with a maximum tapered slope back to natural grade of not greater than two to one (2:1).

An alternative strategy to prevent structures on ‘areas of very steep slope’ within sensitive lands is to implement a maximum vertical cut. A maximum vertical cut working in conjunction with the current maximum vertical fill will not provide enough ground for structures to stand in ‘areas of very steep slope’ (Figure17).

EXAMPLE OF A MODIFIED ORDINANCE: All cut areas shall not exceed six (6) vertical feet*, measured from the naturally occuring grade. *measurements are flexible and can be changed according to Ivins’ needs

6 ft

3 ft

Figure 17 - Maximum Vertical Cut

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ORDINANCE STRATEGY.GROSS AREA POINT OF CONCERN: The current commerical ordinance specifies a maximum building size of 30,000 sqft for all non-residential zoning and a maximum total gross building area of all buildings of 80,000 sqft for community and resort commerical. 16.33.102: TABLE 33-2, TABLE OF USES, NONRESIDENTIAL ZONING DISTRICTS Community and resort commercial retail sales and services. Establishments engaged in the retail sale of goods and services. Community and resort commercial retail sales and service businesses must conduct all sales of goods and services, with all associated storage of goods and materials, within a totally enclosed building (with the exception of occasional outdoor “sidewalk” promotions), with no separate individual building to exceed 30,000 square feet in total gross building area and the total gross floor area of all buildings, on any separate, individual lot, does not exceed more than 80,000 square feet of gross building area. Community and resort commercial retail sales and services specifically excludes all sales, accessory uses, and service uses that typically display goods or services, or store goods or products in open, unenclosed areas, including, but not limited to, automotive, truck, recreational vehicle, trailer, and manufactured home sales lots, repair yards, open storage areas, and all similar outside display and storage areas of goods, materials, equipment, and vehicles.

Besides community and resort commerical, there is no maximum total gross building area designated for other types of commerical or residential zoning. To ensure that developers are sensitive when building on sensitive lands, a general maximum gross area should be implemeted to all developments proposed on sensitive lands. Having a maximum gross area will encourage sparse clustering developments (Figure 19) that better blend into the landscape rather than bulky buildings (Figure 18). EXAMPLE OF A MODIFIED ORDINANCE: The gross area of each individual building or structure cannot exceed 12,000* sqft per acre. For full density studies, see Appendix C, C1 and C2 Sensitive Lands (8 acre) Road and parking

*measurements are flexible and can be changed according to Ivins’ needs

12 189 sqft / Acre

Figure 18 - Continuous Building

Figure 19 - Sparse Clustering

Figure 20 - Max Density

Figure 20 .1- Max Density Perspective

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ORDINANCE STRATEGY.OPEN SPACE / CONSERVATION EASEMENT POINT OF CONCERN: With the exception of the multi-family housing ordinance, open space is dicated by setbacks, landscape requirements and the allowed area of disturbance. 16.18.102: SITE PLANNING (a) Minimum Usable Open Space Required: (i) All new multi-family developments shall set aside at least a minimum area of site acreage as usable open space for the passive and active recreational use and enjoyment of the development’s residents. The usable open space shall be aggregated into meaningful, quality open spaces. Clustering of buildings is encouraged to minimize small, narrow, unassigned strips in front of and between buildings. Open space shall be clearly identified on the development plan. (ii) The minimum amount of usable open space shall be eight hundred (800) square feet for the first two (2) units and two hundred (200) square feet for each additional unit.

Even with an area of disturbance limitation, the current sensitive lands does not emphasize the qualities that invite the conservation of these areas. The area of disturbance allowed does not restrict where on the site you can build, as long as the total gross area of the built environment stays within the allowed disturbance. Conservation works best in continuous patches rather than small disconnected fragments. The use of a conservation easement will emphasis on land presevation and protection of critical flora and fauna habitat. In addition, having a required percentage of the parcel preserving existing landscape can work in conjunction with the implementation of a maximum density per acre to encourage sparse clustered developments. For conservation strategies, see Appendix E

EXAMPLE OF A MODIFIED ORDINANCE: A project that is negotiating the allowed area of disturbance, may consider a conservation easement protecting a minimum of 60%* of the sensitive lands in exchange for an increased allowable area of disturbance. This easement must cover a continuous area including the highest and steepest points on the parcel as indicated by the inventory slope analysis. The easement shall be held by the City of Ivins. *percentages are flexible and can be changed according to Ivins’ needs

Easement area

Undisturbed area (8 acre lot with 15% slope) Road and parking

Currently the Sensitive Lands Ordinance has maximum area of disturbance where the disturbed area shall be limited as determined by the average slope of the subdivision lot or parcel. On a parcel with 15% slope this restricts disturbance to 10% meaning it is not possible to effectively develop commercial or residential in these areas.

Figure 21- Conservation Easement If a conservation easement should be placed on the parcel protecting a minimum of 60% of the sensitive lands including the highest pointson the parcel, then the remaining 40% may be disturbed for high density usage provided that all other requirements for sensitive lands are met.

27


ORDINANCE STRATEGY.SKYLINE PROTECTION POINT OF CONCERN: The sensitive lands ordinance restricts building within a hundred (100) vertical feet from the city ridgeline, as identified by the city ridgeline map. 16.08.206: SENSITIVE LANDS DETERMINATION AND INVENTORY REQUIREMENTS: (d) All areas within one hundred (100) vertical feet of a ridgeline, as identified on the city ridgelines map.

The city only has one ridgeline as identified by the city ridgelines map and does not include bluffs or the protection of skylines from major aterial lanes. Implementing an ordinance restricting structures from breaking the skyline (Figure 22.1) will preserve major views and prevent the skyline from being obstructed by proposed structures (Figure 22).

EXAMPLE OF A MODIFIED ORDINANCE: No part of a proposed structure on a sensitive lands building site shall break the skyline when viewed from fifty (50) feet from the center line of main arterial lanes. (Highway 91, Snow Canyon Parkwary, E Center St, 400 E, etc)

Figure 22- Buildings breaking the Skyline

Figure 22.1- Buildings not breaking the Skyline

28


ORDINANCE STRATEGY. SKYLINE PROTECTION

Structure breaking the skyline Structure silhouetted against the sky

Structure not breaking the skyline Structure not silhouetted against the sky

Figure 23 - Skyline Protection Defined in Section

29


EXAMPLE PROJECT. Conservation easement covering highest visual points on parcel g steep p areas p Conservation easement covering prone to erosion p buffer Landscape

Figure 24 - Commerical Development Example - Project is placed on lowest area of parcel with flatest grade

Conservation easement (60%)

- Easement covering high points reduces likelyhood of project detracting from existing visual character of scenery

Landscaping Sidewalk Road and parking

- Easement covering steep slopes reduces building of structures on erosion prone areas - Landscaping buffers preserved sensitive lands from areas of disturbance.

8 acres total 4.8 acres of conserved area 10-13 shops COMMERCIAL ON SENSITIVE LANDS An example of a commercial project on sensitive lands applying a conservation easement in exchange for an increase in building disturbance and density on less sensitive areas of the property. Ridgeline and viewshed are respected, and cut and fill areas are minimized or hidden by structures. - Project is placed on lowest area of parcel with flatest grade. - Easement covering high points reduces likelihood of project detracting from existing visual character of scenery. - Easement covering steep slopes reduces building of structures on erosion prone areas - Landscaping buffers preserved sensitive lands from areas of disturbance. 30


EXAMPLE PROJECT.

Figure 24.1 - Small Commerical Development Example

Small Commercial Center Can support 12 small shops and 1 moderate sized shop 7,500 sqft 1,000 - 3,000 sqft Total retail area approx. 40,000 sqft

Figure 24.2 - Moderate Commerical Development Example

Moderate Commercial Center Can support 7 small shops and 1 moderate sized shop and 2 two story shops. 15,000 - 20,000 sqft 6,000 sqft 1,000 - 3,000 sqft Total retail area approx. 60,000 sqft

Sizing variations for a commercial center to allow for different types of retail. 31


TEXT

Rendering of commercial project showing variable roofline and two story buildings.

Figure 25 - Commerical Development Render, Corner View

32

Road and parking

Sidewalk

Landscaping

Conservation easement (60%)

1 ď ˛

EXAMPLE PROJECT.


TEXT

Figure 26 - Commerical Development Render, Street View

33

Road and parking

Sidewalk

Landscaping

Conservation easement (60%)

2 ď ˛

EXAMPLE PROJECT.


TEXT

Rendering of commercial project parking area from open space.

Figure 26 - Commerical Development Render, Parking Lot View

34

Road and parking

Sidewalk

Landscaping

Conservation easement (60%)

3 ď ˛

EXAMPLE PROJECT.


EXAMPLE PROJECT. Conservation easement covering highest visual points on parcel Squarefootage doubled on slopes 15% or greater Landscape buffer

Open space as focal point

8 ACRE 37 UNITS 2 bedroom (1800 sq ft) 3 bedroom (2200 sq ft)

Figure 27 - Multi-Family Housing Development Example - Project is placed on lowest area of parcel with flatest grade

- Easement covering high points reduces likelihood of project detracting from existing visual character of scenery

Conservation Easement Landscaping Road and parking Open Space

- Easement covering steep slopes reduces building of structures on erosion prone areas - Landscaping buffers preserved sensitive lands from areas of disturbance. - Varied density to allow for both 2 bedroom and 3 bedroom housing units

MULTI-FAMILY RESIDENTIAL ON SENSITIVE LANDS An example of how a multi-family residential project might look on sensitive lands. - Buildings are set back and sited on the lowest areas of the parcel to minimize their impact when viewed from main road. - Easement covering high points reduces likelihood of project detracting from existing visual character of scenery. - Easement covering steep slopes reduces building of structures on erosion prone areas - Landscaping buffers preserved sensitive lands from areas of disturbance. - Square footage of second floor levels is counted as double toward the total square footage of the building. - Varying scales of private and public open space are incorporated into the development separate from the preserved landscape

35


Rendering of multi-family residential project showing central open space.

1

ď ˛

TEXT

Figure 28 - Multi-Family Housing Development Rendered, View from hilltop

EXAMPLE PROJECT.

36


TEXT

Rendering of multi-family residential project from external arterial road.

Figure 29 - Multi-Family Housing Development Rendered, Street View

2

EXAMPLE PROJECT.

ď ˛

37


TEXT

Rendering of multi-family residential project from internal collector road.

Figure 30 - Multi-Family Housing Development Rendered, Street View

3

EXAMPLE PROJECT.

38

ď ˛


KEY POINT SUMMARY. BUILDING HEIGHT

(Page 21, Figure 13)

The maximum allowable height of any primary buildings shall not exceed twenty-six (26) feet. The total vertical distance from lowest point of disturbance to the highest point on any structure shall not exceed thirty-six (36) feet. SLOPE / AREA OF DISTURBANCE

(Page 22, Figure 14, 14.1)

If less than 25%* of the parcel is deemed as ‘areas of steep slope’ according to the slope analysis map, then all areas of the parcel that have a slope equal to or greater than 15% can be exempt from total average slope calculation of that parcel. (Page 24, Figure 16, 16.1) On parcels where ‘areas of very steep slope’ (equal to or greater than 15%) including a ten feet radius surrounding the steep slopes are present, proposed structures or buildings on those slopes will count as double the squarefootage towards the total area of disturbance. (Page 27, Figure 21) A project that is negotiating the allowed area of disturbance, may consider a conservation easement protecting a minimum of 60%* of the sensitive lands in exchange for an increased allowable area of disturbance. This easement must cover a continuous area including the highest and steepest points on the parcel as indicated by the inventory slope analysis. The easement shall be held by the City of Ivins. DEFINITION OF A HILLSIDE

(Page 23, Figure 15)

All areas where the increase or decrease in the elevation of the natural grade is equal to or greater than ten percent (10%) (1 foot of elevation change for every 10 feet of horizontal run) for a minimum of forty (40) feet. CUT AND FILL

(Page 25, Figure 17)

All cut areas shall not exceed six (6) vertical feet*, measured from the naturally occuring grade. GROSS AREA

(Page 26, Figure 20, 20.1)

The gross area of each individual building or structure cannot exceed 12,000* sqft per acre.

SKYLINE PROTECTION

(Page 28, 29, Figure 23)

No part of a proposed structure on a sensitive lands building site shall break the skyline when viewed from fifty (50) feet from the center line of main arterial lanes. (Highway 91, Snow Canyon Parkwary, E Center St, 400 E, etc) *measurements/percentages are flexible and can be changed according to Ivins’

39


APPENDIX A HYPOTHETICAL PARCEL 1 SENSITIVE LANDS 8 ACRE PARCEL 15% AVERAGE SLOPE 52’ RISE from lowest point to highest Sensitiv

Highest point

8 ACRE 15 % AV 52’ RISE

Lowest point

Sensitive Lands (8 acre) Road FormTomorrow 2013

Figure 31 - Parcel

40


APPENDIX A1 HYPOTHETICAL PARCEL 2 SENSITIVE LANDS

Highest point

10 ACRE PARCEL 19.8% AVERAGE SLOPE 90’ RISE from lowest point to highest

Lowest point

Sensitive Lands (10 acre) Road

Tomorrow 2013

Figure 31.1 - Parcel

41


APPENDIX A2 HYPOTHETICAL PARCEL 3 SENSITIVE LANDS 8 ACRE PARCEL Sen 16.6% AVERAGE SLOPE 8 A to highest 64’ RISE from lowest point Highest point

16.6 64’

Lowest point

Sensitive Lands (8 acre) Road

Figure 31.2 - Parcel

42


APPENDIX B SLOPE STUDIES

= 8% or greater SENSITIVE LANDS = 16.6% AVERAGE SLOPE AREA OF DISTURBANCE = 10% (34 548 sqft)

BUILDING AREA = 12 348 sqft PARKING AREA = 12 600 sqft (30 spaces) LANDSCAPE AREA = 1890 sqft LEFTOVER AREA = 7710 sqft

= 10% or greater SENSITIVE LANDS = 16.6% AVERAGE SLOPE AREA OF DISTURBANCE = 25% (87 120 sqft)

BUILDING AREA = 33 516 sqft PARKING AREA = 40 219 sqft (96 spaces) LANDSCAPE AREA = 6033 sqft LEFTOVER AREA = 7352 sqft

= 15% or greater SENSITIVE LANDS = 16.6% AVERAGE SLOPE AREA OF DISTURBANCE = 40% (138 192 sqft)

BUILDING AREA = 58 212 sqft PARKING AREA = 62 084 sqft (166 spaces) LANDSCAPE AREA = 9312 sqft LEFTOVER AREA = 8584 sqft

= 1764 sqft

Figure 32 - 10% Slope Study

Figure 32.1 - 20% Slope Study

Figure 32.2 - 30% Slope Study

Gradient of average slopes showing the increase in slope angle along the steepest portion of 8 acre lot.

- 15% average slope might be a good point at which to restrict disturbance. - At a 15% slope the grade rises 5’ over a length of 35’. - On this 8 acre parcel at a 15% average slope, the steepest area is a little over a 25% slope.

Figure 32.3 - 15% Slope Study

43


APPENDIX C EXISTING DENSITY Three average eight acre lots were considered in calculating the current average density in Ivins.

C Area/Lot = 8 Acres

Lot A Total Built Area = 80 832 sqft / 8 Acres 20 Houses / 8 Acres Sqft / Acre = 10 104 sqft / Acre 2.5 Houses / Acre

B

Lot B Total Built Area = 69 872 sqft / 8 Acres 18 Houses / 8 Acres Sqft / Acre = 8 734 sqft / Acre 2.2 Houses / Acre

Lot C Total Built Area = 44 355 sqft / 8 Acres 17 Houses / 8 Acres

A

Sqft / Acre = 5 544 sqft / Acre 2.1 Houses / Acre

Figure 33 - Existing Density, Lot Coverage

Average Density Lot A + Lot B + Lot C = 10 104 + 8 734 + 5 544 = 3 3

8 127 sqft / Acre

44


APPENDIX C1 DENSITY STUDIES

existing density 8127 sqft / Acre

50% 12 189 sqft / Acre

25% 10 158 sqft / Acre

14 220 sqft / Acre

Figure 34 - Density Studies

The density of each study is a 25% increase from the previous one. Taking into account the required parking and landscape requirements of existing ordinace, 16,000 sqft per acre, double the current existing density in Ivins, is the maximum density that is allowed.

100 % 16 251 sqft / Acre

45


APPENDIX C2 DENSITY STUDIES RENDERED

8127 sqft / Acre

Figure 35 - Density Study Perspective, 8,000 sqft per acre

12 189 sqft / Acre

Figure 35.1 - Density Study Perspective, 12,000 sqft per acre

16 251 sqft / Acre

013

Figure 35.2 - Density Study Perspective, 16,000 sqft per acre

46


APPENDIX D OPEN SPACE STUDIES

80%

50%

40%

70%

30%

60%

Figure 36 - Open Space Studies

These studies show a series of open spaces that decrease in steps of 10% to create a gradient ranging from 80% open space to 30% open space. The current restriction on buildable area for a parcel with an 8% average slope is 45%, between 50% and 60% of open space. On an eight acre parcel with a 60% area of preserved landscape 4.8 acres would be preserved.

47


APPENDIX E CONSERVATION STRATEGIES When evaluting where to place the conservation easement, there are two main conservation strageties to keep in mind. onnecte

d Conse

rvation

INTERCONNECTED CONSERVATION

threat to a cies is h majority of the abit ion of th at loss and e re his threa mining habitat. t, cluste red n and p arc t exisitin els that g dispere d tches are key.

The main threat to a majority of the listed species is habitat loss and fragmentation of the remining habitat. To reduce this threat, clustered conservation and parcels that interconnect exisiting dispersed corridors/patches are key.

Figure 37 - Interconnected Conservation

INCLUSION OF BUFFER AREA

Buff

er A

reas

bank s ainte be of s uf n ndar ance of ficient ies ec ssar must e ologica y m l c to to main compas tain th s ate b e specie the u s nt la ffer aga , which in nd u se. st

dang

ered /esa -libr

ary/p df/C

onse

rvati

on_B

ankin

g_G

uida nc

It is importatnt that banks be of sufficient size to ensure the maintenance of ecological integrity. Parcel boundaries must emcompass all areas that are necessary to maintain the habitat function specific to the species, which should include appropriate buffer against edge effects from adjacent land use.

://w

ww.f

ws.g o

v/en

Figure 38 - Inclusion of Buffer Area

48


APPENDIX F AREA OF DISTURBANCE: Coyote Gulch Art Village Case Study

Coyote Gulch Art Village

Figure 39 - Coyote Gulch Art Village, Kayenta

PARCEL AREA: 7 ACRES (302 092 ft 2 )

19602 ft 2

TOTAL AREA: 5.5 ACRES (239 580 ft2 )

137 214 ft 2 of disturbance allowed

45 %

x 7 acre =

Parcel Area Disturbed Area

This case study shows that the current allowed area of disturbance on an 8% slope cannot accommodate even a small commerical development such as the Coyote Gulch Art Village in Kayenta. The allowed area of disturbance on the parcel is 137 214 sqft and the total area of disturbance including the required parking totals to 239 580 sqft. 49


Maximum potential massing for Multi-Family Housing development without consideration of sensitive lands.

Figure 40 - Detailed multi-family house maxed

10 Acre Parcel with 6 Acre Development 16% Slope

1 Acre Parcel Data Max. Development

* 520 sq ft 2 floor Apartment

17 Housing Units

* 180 sq ft * 64 sq ft min. Garage storage

17 Attached Garage Units

* 3800 sq ft Req. Open Space for 17 housing units

3870.01 sq ft Open Space

* 180 sq ft each

17 Parking Spaces + 4 Extra Guest Parking

(1) Lot Coverage And Density: (a) R-M allowed base density: (15) units per acre. (b) R-M maximum density with bonus: (30) units per acre.

16.18.102: SITE PLANNING

(2) Number Of Garages: A maximum of 1 attached & 1 detached garage may be allowed on each lot (4) Size, Location, And Construction Of Attached And Detached Garages & Other Accessory Buildings In Residential Zones: (a) Total sq ft of any attached garage shall not be greater than ... (70%) on lots 1 acre or larger. (Ord. 2012-02, 2012)

16.12.104: LIMITATIONS ON HEIGHT, SIZE AND LOCATION OF GARAGES & OTHER ACCESSORY BUILDINGS IN RESIDENTIAL ZONES

16.18.102: SITE PLANNING (2) Min Usable Open Space Required: (ii) Min amount of usable open space (800) sq ft for the first (2) units (200) sq ft for each add. unit.

1 1 .5 2 2 .5 0 .25

Studio/efficiency 1 bedroom 2 bedroom More than 2 bedrooms Guest parking

Accessory dwelling unit for owner Dwelling, single-family Dwelling, two-family Dwelling, condominium 2 spaces per unit (2 car garage req., sect. 16.11.124 of this title). 4 spaces per unit if located on steep or very steep slope areas (subsect. 16.08.209(12) of this title)

# Of Spaces

(a) Parking provided in the following amounts: Dwelling Unit Per Dwelling Unit

16.20.111: NUMBER OF REQUIRED OFF STREET PARKING SPACES

16.18.104: PARKING AND PEDESTRIAN ACCESS

APPENDIX G

Multi-Family Housing Max, Detailed

50


APPENDIX G1 Multi-Family Housing Max, Ordinance Landscape Buffer Areas 15.05.603: GENERAL REQUIREMENTS All public streets which form the perimeter of any residential or nonresidential development, and all public streets within any residential or nonresidential development where homes or buildings within the development will not front on the streets, shall provide a min. landscaped buffer area that meets the requirements set forth in the cross sections of the transportation master plan... Zoning Regulations 16.11.124: GENERAL BUILDING REQUIREMENTS (2) Minimum Width Of Single-Family Dwelling Units: All single-family dwelling units shall be a minimum of twenty feet (20') wide at the narrowest point of the first story, excluding any accessory structure. The building width shall be considered the lesser of the two (2) primary dimensions of the building. (6) Maximum height of all buildings and structures shall be measured to the highest point of the building from the natural or finished grade, whichever is lower, unless a higher finished grade is required by the city for proper drainage in which case it will be measured from the finished grade. MULTI-FAMILY RESIDENTIAL DESIGN GUIDELINES AND STANDARDS 16.18.102: SITE PLANNING (1) Lot Coverage And Density: (a) R-M allowed base density: Fifteen (15) units per acre. (b) R-M maximum density with bonus: Thirty (30) units per acre. **No Min. buffer req**

? **No Min. width for M-R**

20 ft. (min)

**No specified** No density area specified

? Figure 41.1 - Detailed multi-family house maxed

51

Form tomorrow ivins sensitive lands report 2013  

Study prepared to assist the City of Ivins in updating it's sensitive lands ordinance. Visualizations of sites with geographic features ver...

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