SV-1 Spanish Valley Residential (SVR) District

An Ordinance creating the Spanish Valley Residential District of the San Juan County Land Use Ordinance for the purpose of managing growth and development in the non-federal lands in northernmost part of the San Juan County portion of Spanish Valley. See proposed Spanish Valley Zoning Map for applicable locations. Purpose Uses Lot Design Standards Mix of Housing Types Constrained Lands Measurements and Exceptions District Standards Subdivision Standards Streets Sidewalks and Trails Easements Drainage Water Supply Purpose The Spanish Valley Residential (SVR) District is designed primarily to accommodate residential uses in large lot (one-acre or greater) and smaller lot (1/4 acres up to 1 acre) developments. In addition to the Uses and Lot Design Standards of this section, development in this district shall be in compliance with all other applicable provisions of the San Juan County Land Use Ordinance, and shall promote and protect public health, safety, and welfare. Uses Uses are allowed in the SVR District in accordance with Table 1-1: Permitted Uses Uses identified with a "P" in the table shall be permitted in the SVR District, subject to compliance with all applicable conditions and all other provisions of this Code. Conditional Uses Uses identified with a "C" in the table shall be permitted in the SVR District only upon approval of a Conditional Use Permit by the County in accordance with the Conditional Use procedures and standards of the Zoning Ordinance. Lot Design Standards All development in the SVR District shall be subject to the following lot design standards, which generally allow for variety in housing and building types while maintaining the overall character of residential neighborhoods. This approach promotes better site layout and energy efficient development, affordable life-cycle housing, and development intensities that match existing and proposed infrastructure investments. Table 1-1 Spanish Valley Residential (SVR) District Uses Use Category Specific Use RESIDENTIAL USES Dwelling, single-family P Dwelling, two-family (duplex) P Dwelling, Manufactured P Accessory Buildings and Uses P/C All other household living uses (5th wheels, trailers, etc.) C CIVIC AND INSTITUTIONAL USES Day Care C Educational Facilities, Public P Educational Facilities, Private C Government Facilities and Public Institutions C Institutions, Private or Non-Profit C Medical Facilities C Places of Worship P Utilities C PARKS, OPEN SPACE AND AGRICULTURAL USES Parks and Open Spaces, Public P Parks and Open Spaces, Private C Farmland, Grazing and Pasture P Animal Husbandry - small animals (pigs, goats, lambs, etc.) P Animal Husbandry - large animals (cows, cattle, horses, etc.) P (=/> 1 acre lots only) Minimum Requirements Every building erected or installed must be located on, and every plat submitted for approval must show, a lot or building parcel that meets the minimum requirements of at least one lot type permitted under this article, based on underlying zoning and subdivision type. Every building and lot must have direct access to one of the following: 1. A public street 2. An approved private street or driveway 3. A public or private street via a public or private alley All structures must be located on lots or parcels that provide safe and convenient access for servicing, fire protection and required on-site parking. No lot shall be approved that does not meet the minimum lot area requirements of this Code except in the following cases: 1. Nonconforming lots 2. Public Utilities The uses and densities listed in this chapter are allowed by right unless otherwise expressly stated. Each project must comply with all of the applicable development standards of this chapter. Residential Density and Dimensional Standards Residential development shall be subject to the maximum density and minimum dimensional standards of the SVR District in accordance with Table 1-2. TYPE 1 developments shall have demonstrated access to a municipal water and sewer system. TYPE 2 developments have no access to municipal water and sewer systems and will rely on private wells and septic systems as described elsewhere in this Code. Table 1-2 Residential Density and Dimensional Standards STANDARD TYPE 1 Max. Density (dwelling units/acre) Min. Parcel Size (SF) 10,890 Min. Front Yard and Street Side Yard setback 25’ Min. Interior Side Yard setback 8’ Min. Rear Yard setback 20’ Min Lot Width 75’ Max. Bldg. Coverage (% of lot) 40% Max. Height Principal Structure Three stories not to exceed 35’ Max. Height Accessory Structure Two stories not to exceed 24’ Fence Height 6’ max, 4’ max for front yard TYPE 2 1 43,560 25’ 8’ 20’ 75’ 40% Three stories not to exceed 35’ Two stories not to exceed 24’ 6’ max, 4’ max for front yard Mix of Housing Types Two-family homes may comprise no more than 50 percent of the total dwelling units of any proposed SVR District subdivision. In no case shall the SVR District density of four dwelling units per acre be exceeded for the overall subdivision site. Constrained Lands Constrained lands include lands with natural slopes greater than 30 percent, jurisdictional wetlands, lands in the 100-year floodplain, public drinking water supply sources (recharge areas for wells and aquifers), lands affected by unmitigable geo-hazards, and riparian habitats unless mitigated by a licensed engineering study. Constrained lands in all developments and subdivisions shall be identified on plats and remain unoccupied by buildings or impervious surfaces. Land Suitability Land deemed to be environmentally unsuitable shall not be platted for residential occupancy, or for such other uses as may increase danger to health, life, or property, or aggravate erosion or flood hazard. Such land within the plat shall be restricted for such uses as shall not be endangered by periodic or occasional inundation or shall not produce unsafe living conditions. The County shall not approve the subdivision of land if it is determined that the site is not suitable for platting and development purposes. Measurements and Exceptions Lot Area Lot area refers to the amount of horizontal land area within lot lines. No building permit or development approval shall be issued for a lot that does not meet the minimum lot size requirements of this chapter, with the following exceptions: Lot Area Reduction for Public Purpose When an existing lot is reduced as a result of conveyance to a federal, state or local government or homeowners association for a public purpose and the remaining area is at least three-quarters of the required minimum lot size for the SVR District in which it is located, the remaining lot shall be deemed to be in compliance with the minimum lot size standards of this chapter. Utility Facilities Utility facilities using land or an unoccupied building requiring less than 1,000 square feet of site area are exempt from the minimum lot size requirements of the SVR District. Required Yards (Setbacks) Setback refers to the unobstructed and unoccupied open space between a structure and the property line of the lot on which the structure is located. Setbacks shall be unobstructed by any part of a structure from the ground to the sky and measured as the horizontal distance between a property line and the furthermost projection of the structure, except as provided otherwise in this chapter. A. Front Yard Setback 1. Corner Lots For lots with frontage on two intersecting public or private streets, such a lot shall be considered to have two front lot lines and shall comply with front yard setbacks from each front lot line. 2. Double Frontage Lots Where lots have double frontage, running through from one street to another, a required front yard setback shall be provided on both streets. B. Cul-De-Sacs Notwithstanding any other provisions of this chapter, lots fronting on a cul-de-sac shall have a minimum frontage of 30 feet and a minimum lot width of 40 feet. Maximum Height A. Measurement 1. Buildings Building height shall be determined by measuring the vertical distance between the lowest point where the wall face of the building intersects finished grade around the perimeter of the building (or structure other than fences, telecommunications and microwave towers, and antennas) and the highest point on the building. 2. Fences and Walls Height of fences or walls shall be measured as the vertical distance between finished grade on the highest side of the fence or wall to the top of the fence or wall. Building Coverage A. Measurement The maximum area of the lot that is permitted to be covered by buildings, including both principal structures and accessory buildings. B. Permitted Exceptions Building coverage does not include paved areas such as driveways, uncovered porches or patios, decks, open swimming pools, or roof overhangs of less than 5 feet. District Standards All principal residential structures in the SVR District shall comply with the following requirements: 1. All properties shall be designed in accordance with the requirements of the Water Efficient Zoning Ordinance. 2. The minimum spacing between dwellings shall be 16 feet, with an additional 8 feet per story provided between buildings for every story over 2 stories. 3. Manufactured Homes shall: a. Utilize non-reflective siding materials; i.e. wood, stucco, adobe, brick, or stone or material that looks like wood, stucco, adobe, brick, or stone; b. Be placed on a concrete slab-on-grade or concrete perimeter foundation; c. Have a minimum 24-foot horizontal wall dimension on at least 2 non-opposing sides; d. Be skirted with a material or product specifically designed for the skirting of such homes. Required skirting shall be maintained so as not to provide a harborage for animals or create a fire hazard. e. Have running gear, tongues, axles and wheels removed from the manufactured home at the time of installation. f. Be permanently attached to a foundation. Anchors and tie-downs, such as cast-inplace concrete “dead-men”, eyelets embedded in concrete slabs or runways, screw augers, arrowhead anchors, or other devices shall be used to stabilize the manufactured home. g. Have a minimum finished floor elevation at least 24 inches above the exterior finish grade, as measured at the main entrance into the dwelling. h. Shall comply with current building code requirements, the standards of this ordinance, and in accordance with current FHA and HUD guidelines. i. Shall allow only one manufactured home per designated lot (manufactured home communities shall be permitted as part of a Planned Community only). 4. The keeping of no more than four (4) large animals and livestock shall be considered a permitted use on parcels with more than one acre and less than 5 acres. These standards shall not be applicable to parcels larger than 5 acres. 5. The keeping of no more than four (4) small agricultural animals (sheep, pigs, goats, etc.) shall be considered a permitted use on parcels with more than one-half acre and less than 5 acres. These standards shall not be applicable to parcels larger than 5 acres. 6. Barns, stables, coops, animal sheds or similar structures shall be set back at least 100 feet from existing dwellings and 20 feet from any open waterway. Surface drainage from such structures shall not be permitted to drain into a natural stream or into a drainage way that drains into a natural stream and shall comply with State of Utah Health Code. Subdivision Standards Applicability All plats and subdivision of land within the SVR District shall conform to the following rules and regulations. Lot Configuration The lot size, width, depth, shape and orientation, and the minimum building setback lines shall be appropriate for the location of the subdivision and for the type of development and use contemplated and shall not be less than those specified as minimum standards by the SVR District. The depth and width of properties shall be adequate to provide for the offstreet service, parking facilities and fire/safety requirements required in the Zoning Ordinance. Side Lot Lines Side lot lines shall be substantially at right angles to street lines unless otherwise approved by the Planning Commission. Street Frontage Required Each new lot or building tract shall front upon a public street. Double Frontage Lots Double frontage lots shall be avoided, except where essential to provide separation of residential development from traffic or to overcome specific disadvantages of topography and orientation. Flag Lots Flag-shaped or panhandle shaped lots may be created in either TYPE 1 or TYPE 2 developments if all of the following requirements are met: 1. The lot has at least 25 feet of frontage on a dedicated public street, which frontage served as access only to the subject lot or parcel. 2. The "handle" portion of the lot is at least 25 feet in width, and not more than 250 feet in length. 3. The body of the lot meets the lot area and lot width and setback requirements of the applicable TYPE. Large Lots Where the area is divided into larger lots than for normal San Juan County building sites and, in the opinion of the Planning Commission, any or all of the tracts are susceptible to being re-subdivided, the original subdivision shall be such that the alignment of future street dedications may conform to the general street layout in the surrounding area and so that the larger tracts may be later subdivided in conformance with the requirements of this Code and the minimum standards specified by the applicable zoning district. Streets Applicability All developers shall be required to construct streets within the subdivision in accordance with San Juan County Code requirements. Street Layout Unless otherwise approved by the Planning Commission, provisions shall be made for the extension of streets. All streets shall bear a logical relationship to the topography and to the location of existing or planned streets on adjacent properties. Adequate local streets shall be provided to accommodate the subdivision and provide access to lots. The arrangement of streets in a subdivision shall either: 1. Provide for the continuation or appropriate projection to existing principal streets in surrounding areas; or 2. Conform to a plan for a neighborhood or planned unit development approved by the Planning Commission to meet a particular situation where topographical or other conditions make continuance or conformance to existing streets impracticable or where neighborhood design makes a varied plan appropriate. Street Connections The system of streets designated for a subdivision, except in unusual cases, must connect with streets already dedicated in adjacent subdivision(s); and where no adjacent connections are platted, must in general be the reasonable projection of streets in the nearest subdivided tracts, and must be continued to the boundaries of the tract subdivided, so that other subdivisions may connect therewith. Reserve strips of land controlling access to or egress from other property or to or from any street or alley or having the effect of restricting or damaging the adjoining property for subdivision purposes shall not be permitted in any subdivision unless such reserve strips are conveyed to San Juan County in fee simple. Half Right-of-Way (R.O.W.) Half streets shall be prohibited except where essential to the reasonable development of the subdivision and where the Planning Commission finds it will be practicable to require the dedication for the other half of a street when adjoining property is subdivided. Street Intersections More than two streets intersecting at a point shall be avoided, except where it is impractical to secure a proper street system otherwise. Intersections shall be as near 90 degrees as possible and in no cases shall the intersection angle being less than 60 degrees. Street Jogs Non-intersecting streets with centerline offset of less than 125 feet shall not be approved. Dead-End Streets Dead-end streets, except for cul-de-sacs, shall be prohibited unless they are designed to connect with future streets on adjacent lands that have not been platted. In cases where these types of dead-end streets are allowed, a temporary turnaround with a minimum radius of 50 feet shall be constructed. Cul-de-sacs Cul-de-sacs shall meet the San Juan County Code requirements. Ordinarily, cul-de-sacs are discouraged as they do not result in a continuity of existing streets or streets pattern and may be used only where unusual drainage or land ownership configurations exist that make other designs impractical. Highway Access Permit A Highway Access Permit must be approved by UDOT for each new subdivision with direct access to a state or federal highway. Turn lanes, frontage road(s), curb and gutter may be required along the entire highway frontage if required by UDOT. Street Design Standards Street and alley widths, curves, grades design speed and centerline radius shall meet San Juan County Code requirements. Turn By-Passes and Turn Lanes Right-turn by-passes or left-turn lanes may be required at the intersection of collector streets if traffic conditions indicated they are needed. Sufficient rights-of-way shall be dedicated to accommodating such lanes when they are required. Street Names and Numbers All street names shall be as established subject to approval of San Juan County Code requirements. When streets are in alignment with existing streets, any new streets shall be named according to the streets with which they correspond. Streets which do not fit into an established street-naming pattern shall be named in a manner which will not duplicate or be confused with existing streets within the Spanish Valley Area Plan or its environs. Street lighting Street Lighting shall conform to Spanish Valley Outdoor Lighting and Sign Illumination Standards. The developer shall pay the costs of purchasing and installing all street lighting equipment. Street lighting design plans shall be subject to the approval of designated San Juan County Staff. The type of equipment, method of installation and location of the wiring and light poles shall meet the minimum standards and requirements of the electric company from which electricity is to be purchased. All street lighting shall be shielded and directed toward the ground so as to minimize horizontal view and visibility of the light source. All intersections with a major collector street shall have at least one streetlight. Sidewalks and Trails Applicability This section is intended to ensure adequate pedestrian access is available to serve uses that need and benefit from such access. If a builder or property owner believes that a proposed use does not need or benefit from pedestrian access, a written request for a waiver may be submitted to the Zoning Administrator describing the use and explaining why pedestrian access should not be required as a condition of the building permit for the proposed use. Trails Trails shall be designed as single track and multi-use trails depending on the specific need and conform to the standards in Table 1-3. Singletrack Trails Multi-use Trails CrossSlope Range 0-20% 0-10% Min. Trail Width 3’ 12' Table 1-3 Trail Design Standards Min. Clearing R.O.W. Width horizontal vertical 6’ 1.5’each 10’ side of trail 15’ 1.5’ each 10' side of trail Preferred Surface Materials natural crushed asphalt concrete stone Yes Yes No No Yes Yes Yes Yes Easements Utility Easements Required Utility easements shall be provided in all residential areas unless otherwise approved by the Planning Commission and in commercial and industrial districts, except that the Planning Commission may waive the requirement where other definite and assured provision is made for service access consistent with and adequate for the uses proposed. Minimum Width The minimum rights-of-way width of each utility easement shall be 5’ minimum or as required by the utility authority. Fire Lanes and Emergency Access Easements Fire lanes and emergency access easements 20 feet in width shall be provided where required by the fire authority having jurisdiction. Waterway Easements When a proposed subdivision or development is traversed by an irrigation ditch or channel, natural creek or stream, or a proposed drainage easement, an easement shall be provided sufficient for drainage and to allow for maintenance of the drainage system. 1. The minimum right-of-way width of each drainage easement shall be 10 feet minimum for canals and ditches, or as otherwise required by the canal or ditch authority and/or San Juan County requirements. 2. Buffers shall be a minimum of 50-feet from top of bank on both sides of Pack Creek and 25 feet from the top of bank on both sides of other perennial and ephemeral streams to preserve the stream corridors and provide adequate access easement for drainage, flood control and storm water maintenance. Parks, trails and underground utility easements are acceptable uses within the stream buffer; fences, walls and other structures are not permitted within the buffer. Trail Easements When a proposed development or subdivision is traversed by a public trail shown on an adopted plan or when the Planning Commission finds that a trail easement can better serve the proposed development than a sidewalk, an easement shall be provided sufficient for public trail construction, maintenance and access purposes according to San Juan County Code requirements. Adjoining Areas When easements in areas adjoining proposed subdivisions are necessary to provide adequate drainage thereof or to serve such subdivisions with utilities, the developer shall obtain such easements. Drainage Applicability Applicants shall provide, at applicant’s expense, drainage facilities in accordance with the requirements of the San Juan County Code requirements which will become integral parts of the canal, ditch, waterway, and street or roadway drainage system. The dimensions of all drainage structures must be approved by San Juan County prior to installation and as required for easements elsewhere in this code. Design shall be based on environmentally sound site planning and engineering techniques. It is especially critical that storm water management systems be designed for an entire drainage basin rather than just for specific sites. If improvements are identified and necessary downstream of the proposed development and no approved capital improvement plan exists to address the necessary improvement, the developer shall be required to demonstrate that such existing drainage features are adequate to serve the anticipated development and to protect the public health, safety, and general welfare at full build out under existing zoning. Where such demonstration is not made, the applicant or developer shall be required to install such necessary improvements. Minimum Standards A. Natural and Historic Drainage Ways All historic flood and drainage ways shall be protected from alteration such that their primary function as storm water facilities shall be upheld. B. 100-Year Storm All drainage and flood control facilities shall be designed to handle the calculated difference between historic flows and the anticipated post-development 100-year frequency storms for maximum period of intensity over the entire drainage basin which the subdivision serves, or other standards required by San Juan County Code. The “100-year storm” referred to herein shall mean that storm run-off is calculated on the basis of a fully developed watershed. C. Erosion Where free fall of water occurs, satisfactory means shall be provided to prevent erosion of soil. D. Catch Basins and Culverts Catch basins and culverts shall be constructed in accordance with the San Juan County Code requirements E. Engineered Design All drainage shall be designed by a Utah licensed professional engineer and approved by San Juan County authorities. Water Supply General New development shall provide water supply that is sufficient in terms of quality, quantity and dependability for the proposed development. In making its determination as to whether the proposed water supply meets this standard, the decision-making body shall give substantial weight to the recommendations of State, County and applicable service district authorities and their associated standards. All water systems shall be provided by or through approved water and sewer service agencies and meet all applicable requirements of the San Juan County Code requirements. Municipal and District Water Systems If all or part of a proposed development is within the jurisdiction of an approved public water system, then the applicant must obtain a written certification from the public water service provider stating that it is able to provide an adequate supply of drinking water with adequate quantity, quality and sufficient pressure to meet the needs of the proposed development based on the projected water usage of the development. Individual or common wells or other private water systems shall be permitted only when the subdivision boundary is outside the jurisdiction of an approved public water system able to serve the development.