12.070 Compatibility Assessment

(Amended 09/12/06; 10/02/12; 10/23/12: 03/13/18; 05/14/19; 04/13/21; 05/23/23; 05/14/24; 02/04/25) All developments shall be compatible and sensitive to the immediate environment of the site and neighborhood relative to scale, bulk, exterior building materials and design and building height, density and historical character, orientation of buildings on the lot, and buffering. Development layout, proposed use, and building designs shall avoid conflicts including noise, odor, dust, light, attractive nuisance, shadow, aesthetics, privacy, access, and safety. A. Number of Buildings on a Lot. Every dwelling shall be on a lot as defined in this Code unless specifically allowed in the conditions of a development order or development permit. Every dwelling or each nonresidential structure shall face or front upon a road, or other approved access. Where a lot is used for multi-family, retail, commercial, industrial, or a combination of the same, more than one main building may be located upon the lot, but only when such buildings conform to all open space, parking, and other development standards applicable to such uses and are located within a zoning district allowing such combinations of uses. B. Frontage Required. Every lot shall have frontage upon a dedicated or publicly approved road or street, or right-of-way providing access to a dedicated or publicly approved road or street as required by the provisions of this Code for planned, grouped, or clustered structures or buildings approved under the provisions of Chapter 16 or Chapter 17 of this Code. C. Fences, Walls and Hedges. 1. Fences, walls, and hedges shall not exceed six feet in height, unless otherwise required by Code, approval by the Land Use Authority, or an exception is granted according to the following: (a) An exception will be granted if a fence higher than six feet and no more than eight feet in height is needed to enjoy a similar level of privacy a six-foot fence would normally provide but does not suffice due to differences in grade or if safety conditions require a taller fence. The exception will be reviewed by the reviewing departments and approved by the Zoning Administrator. (b) An exception can also be granted for other reasons, but the applicant bears the burden of proof that extra height is justified and shall be reviewed by the reviewing departments and may be approved by the Planning Commission following a public hearing. 2 Any fence, wall, hedge, or other material serving as a fence shall not create a sight distance hazard to vehicular or pedestrian traffic as determined by the Zoning Administrator or City Engineer, regardless of whether the fence, wall, or hedge meets the requirements of this section. 3. Any fence or wall shall either step around dry utility equipment providing required working clearances; or provide an access gate with required clearances to access, operate, and maintain the equipment. 4. In all residential districts, walls, fences, or hedges located on the front property line, or which are located within 15 feet of a front property line or located on a side yard property line adjacent to a street, shall not exceed 36 inches in height as measured from the adjacent sidewalk or finished grade. However, a fence not more than six feet high may be constructed in a side yard adjacent to a street on a corner lot, provided: (a) it does not extend into the clear view area of the street intersection as defined by section 12-070-D; and (b) it does not extend into the sight triangle of an adjacent driveway. The sight triangle of an adjacent driveway shall be 20 feet as measured from the intersection point of the driveway and the back of walk (see Figures 1 and 2). Figure 1. The 6-foot side yard fencing does not extend into the required 35-foot or 20-foot sight triangles. The fencing must be constructed diagonally along the edge of the 20foot sight triangle to maintain clearance. Figure 2. The 6-foot side yard fencing does not extend into the required 35-foot or 20-foot sight triangles. In this case, the 20-foot sight triangle does not interfere with the side yard fencing. 5. Grade Differences. Where there is a difference in the grade of the properties on either side of a fence, wall, or hedge, the height of the fence shall be measured from the natural grade of the property upon which it is located. 6. Retaining walls. Where a retaining wall protects a cut below or a fill above the natural grade and is located on the line separating lots or properties, such retaining wall may be topped by a fence, wall, or hedge of the same height that would otherwise be permitted at the location if no retaining wall existed in addition to the height of the retaining wall. However, in no case, shall a fence within a required sight triangle exceed 36 inches in height as measured from the adjacent sidewalk or finished grade. 7. Double frontage lots. A fence, wall, or hedge of up to six feet in height may be erected in the rear yard of a double frontage lot. 8. Barbed wire. Barbed wire fencing is allowed when associated with agricultural uses in the A-5, A-1, and RA-1 zones. It is also allowed in the LI and PF zones for security purposes. In all zones, barbed wire may be installed temporarily during construction activities. 9. Razor wire. Razor wire fencing is prohibited in all zones unless explicitly required by state or federal law for security purposes. 10. Exceptions. The provisions of this section shall not apply to certain other fences such as tennis court backstops or patio enclosures as approved by the Zoning Administrator, if it is determined that such do not create a hazard or violation of other sections of this Code or other City ordinances. D. Clear View Area at Street Intersections. In all zoning districts, no obstruction to public or private street views in excess of three feet in height above the finished road grade shall be placed on any corner within a triangular area formed by face of curbs and a line connecting them 35 feet from the intersection, (see Figure 3). Figure 3. The hatched area represents the clear view area that cannot be obstructed with landscaping, fencing, utilities, or any other feature over three feet in height. Exceptions may be made and AASHTO sight triangle requirements be enforced at the discretion of the City Engineer or designee. E. Front Yards. The front yard shall be measured from the property line to the front face of the building, covered porch, covered terrace, deck, porch, or attached accessory building. F. Side and Rear Yards. 1. Every part of the required side or rear yard shall be open and unobstructed except for accessory buildings as permitted by this Code and the ordinary projection of windowsills, belt courses, and other ornamental features projecting not more than 12 inches. 2. Open or lattice enclosed fire escapes, fireproof outside stairways, balconies opening upon fire towers and ordinary projections of chimneys and flues may be allowed by the Chief Building Official to project into a required yard area up to a maximum distance of three feet. G. Privacy. Developments shall protect on-site privacy and the privacy of those occupying adjacent sites. Privacy may be protected through setbacks, buffering, screening or structural elements, and other design strategies. H. Ridgelines. All developments shall locate structures away from areas that are prominently visible against the sky. No building, roof, or other appurtenant device shall encroach or visually intrude upon a ridgeline area as defined in this Code. I. Trail System. Developments shall construct the portions of master planned trails identified in the Lehi City Bike and Pedestrian Master Plan running through and along their site meeting the design guidelines of the Lehi City Public Improvement and Specifications Manual and the requirements in the Development Code. The following shall be incorporated into the design of new developments that include construction of trails: 1. The area dedicated to trails shall be included in the calculation of any open space provided, or required, even though the trail surfaces may be impervious. 2. Trails located along a roadway shall include a minimum 12-foot public utility easement as measured from the back edge of the trail surface to ensure a two-foot shoulder is maintained along the edge of a trail and to ensure required clearances between utilities within the easement. 3. Trails shall be designed with a two-foot shoulder and clear area. Buildings, utility struc- tures and equipment, poles, signs, fencing, retaining walls, or any other permanent structure shall not extend into the required two-foot shoulder area. Exceptions may be made to the two-foot clear area with a positive recommendation by the Reviewing Departments if clear and convincing evidence is shown that it is impracticable to achieve the two-foot shoulder area due to existing site topography, buildings, permanent structures, or other existing feature that could not be reasonably mitigated. 4. The width of trail ramps shall match the width of the trail surface to prevent bottlenecking at street crossings. Figure 4. The ramp and truncated dome width match the trail width. 5. Paved trails shall not be designed with sharp angles at corners, turns, and trail intersections. The following trail radii shall be met in the design of a trail: (a) The minimum turn radii at a 90-degree trail intersection shall be seven feet. (b) The minimum trail curvature radii along a mainline trail shall be 40 feet as measured at the trail centerline. (c) Exceptions may be approved by the City Engineer if constraints exist related to geography or terrain. 6. Additional access points to trails may be required for trail maintenance. 7. Where trails end or access streets and cul-desacs, an ADA ramp shall be required to allow access to and from a street to the trail. 8. Trail and sidewalk connections shall tee into the trail at a 90-degree angle or with a “Y” connection to better delineate to trail users that these connections are not the mainline trail (see Figure 5). Figure 5. Two trails intersect with a “Y” tee. J. Flagpoles. Flagpoles shall be less than 30 feet in height in residential or agricultural zones and 50 feet in height in non-residential or Mixed Use zones. Additional height for flagpoles in non-residential zones may be approved by the Planning Commission as a conditional use.