The majority of land use in the City of Holladay is low density, single-family, detached dwellings. Most of these dwellings are located in areas zoned R-1. The purpose of the R-1 zones is to establish and maintain low density residential neighborhoods that provide persons who reside therein a comfortable, healthy, safe and pleasant environment. Furthermore, the rules below should support the goals of the general plan such as the preservation of housing by allowing for reasonable expansion within limits and for responsible growth. Also, it is the intent of the rules to ensure that development within these zones is harmonious and compatible with the character of existing development patterns in the immediate vicinity including building mass, setback, lot coverage, height, etc. Specific techniques, among others, that shall be applied in approval of all development are:

   A.   Graduated height/building envelope rules.

   B.   Maximum building footprint coverage percentages.

   C.   Maximum height allowances.

   D.   Averaging of building setbacks. (Ord. 2012-15, 9-20-2012; amd. Ord. 2021-24, 9-9-2021)

   A.   Primary Uses Allowed: The permitted and conditional uses allowed in the Single-Family Residential (R-1) Zones shall be as set forth in chapter 13.100, "Appendix A - Allowed Uses", of this title. Any primary land use not shown as a permitted or conditional use in chapter 13.100, "Appendix A - Allowed Uses", of this title shall be prohibited.

   B.   Combined Uses: Any combination of uses may be established within the same building or on the same lot or parcel. If any of the proposed uses is a conditional use, that use shall be reviewed and approved by the Planning Commission as required by section 13.08.040 of this title. (Ord. 2012-15, 9-20-2012; amd. Ord. 2021-24, 9-9-2021)

Permitted and conditional uses set forth in chapter 13.100, "Appendix A - Allowed Uses", of this title shall be deemed to include accessory uses and activities that are necessarily and customarily associated with and incidental and subordinate to such primary uses allowed by chapter 13.100, "Appendix A - Allowed Uses", of this title. Up to two (2) occupiable units (one primary, one ADU) on any lot. Properties found in violation of this section are subject to Enforcement of chapter 13.94.

   A.   Accessory uses shall be subject to the same regulations that apply to permitted and conditional uses in the zone except as otherwise expressly provided in this title.

   B.   No accessory use, building or structure, shall be allowed on a lot or parcel unless a primary permitted or conditional use is currently established on the parcel, except as allowed by section 13.09.020 of this title.

   C.   Specific accessory uses allowed in the Single-Family Residential (R-1) Zones are as set forth in chapter 13.100, "Appendix A - Allowed Uses", of this title.

   D.   Accessory uses and buildings customarily incidental to a permitted or conditional use may be allowed in the Single-Family Residential (R-1) Zones, provided the total footprint square footage of all accessory buildings does not exceed the maximum square footage as allowed in section 13.14.110, chart 13.14.101 of this chapter.

   E.   Any detached accessory building or buildings (i.e. garage, EADU, shed, etc.), incidental to a permitted use, where the total footprint square footage is proposed to exceed the square footage allowed in section 13.14.110, chart 13.14.101 of this chapter or which measures greater than the footprint of the primary residential structure on lots measuring one half acre or less, shall be reviewed by the Planning Commission as a conditional use pursuant to the provisions of section 13.08.040 of this title.

   F.   A guesthouse may be permitted in the Single-Family Residential (R-1) Zones if it meets the following:

      1.   A maximum footprint of one thousand two hundred (1,200) square feet on lots greater than twenty one thousand seven hundred eighty (21,780) square feet but smaller than forty three thousand five hundred sixty (43,560) square feet.

      2.   A maximum footprint of two thousand (2,000) square feet on lots greater than forty three thousand five hundred sixty (43,560) square feet.

   G.   The Planning Commission may approve a conditional use permit for a guesthouse which meets the following:

      1.   A footprint greater than one thousand two hundred (1,200) square feet on lots larger than twenty one thousand seven hundred eighty (21,780) square feet but smaller than forty three thousand five hundred sixty (43,560) square feet.

      2.   A footprint greater than two thousand (2,000) square feet on lots larger than forty three thousand five hundred sixty (43,560) square feet.

      3.   A footprint greater than the footprint of the primary residential structure. (Ord. 2018-17, 11-1-2018; amd. Ord. 2021-24, 9-9-2021)

Accessory Dwelling Units are meant to assist in the creation of new housing units; support a more efficient use of existing housing stock and infrastructure; and provide housing that responds to changing family needs, smaller households, and increasing housing costs within the City and not a response to supplemental income or vacation rental opportunities.

Existing or new construction of Accessory Dwelling Units of any type may only be established on a parcel with a single-family detached structure within all residential zones when the following standards are met. In addition to applicable remedies for correction of non-compliance set forth in Chapter 13.94 of this Title, pursuant to Utah Code Ann. § 10-9a-530(5), the City may hold a lien against any property in violation of any provision of this Title relating to the creation and/or maintenance of an Internal Accessory Dwelling Unit. The City shall follow the provisions of Utah Code Ann. § 10-9a-530(5) in the creation and filing of any lien.

   A.   Accessory Dwelling Unit as defined in section 13.04.040, shall:

      1.   Comply with applicable building, health, and fire codes.

      2.   Be subject to approval of a Building Permit (section 13.08.100) and issuance of a Certificate of Occupancy (sections 13.04.050, 13.01.060).

      3.   If rented, be rented for a minimum of thirty (30) consecutive days. A rented ADU is subject to annual approval of a License (section 5.68.020). The licensing fee can be found in the Consolidated Fee Schedule.

      4.   Owner Occupied: No accessory dwelling unit shall be created, established, maintained or occupied in a single-family dwelling unless the owner of the property or an immediate family member, defined as the spouse, parent, child, sibling, grandparent, or grandchild, occupies either a portion of the main dwelling or a detached accessory unit on the same single-family lot. For the purpose of this section, the term “owner occupied” shall be defined as full time residency within the home by the property owner(s) as shown on the County tax assessment rolls. Owner occupancy requirement shall not apply to the accessory dwelling unit when:

         a.   The owner cannot live in the dwelling because of a bona fide temporary absence of three (3) years or less (i.e: military, job assignment, sabbatical, or voluntary service);

         b.   The owner was living in the dwelling immediately prior to leaving for temporary job assignment, sabbatical, or voluntary service; and

         c.   The owner resumes primary occupancy of residence upon returning from the temporary military, job assignment, sabbatical , or voluntary service absence;

         d.   Dwelling Unit Occupancy: The occupants of an accessory dwelling unit shall be limited to a single family, defined as (in accordance with Utah Code § 10-91-505.5):

            (1)   One person living alone; or

            (2)   Any number of persons related by blood, marriage, adoption, or other legal relationship living together as a single housekeeping unit; for purposes of this definition of family, the term “related” shall mean a spouse, parent, child, stepchild, grandparent, grandchild, brother, sister, uncle, aunt, nephew, niece, first cousins, great-grandparent, and great-grandchild. The term “related” does not include other, more distant relationships.

         (3)   Up to four (4) unrelated persons living as a single-family housekeeping unit.

      5.   Provide one additional onsite parking stall above the minimum required according to provisions set forth in section 13.80.040; and replace any parking spaces displaced by the construction of an ADU from a garage or carport. If an accessory dwelling unit is being added outside of the existing footprint of the home, onsite parking must meet the minimums required in section 13.80.040, determined by the number of bedrooms in the accessory dwelling unit. Parking reduction provisions according to Section 13.80.040.B.

      6.   Maintain the same address as the primary dwelling with the addition of "Unit B".

      7.   Not operate on separate utility meters from the primary dwelling. The ADU tenant shall have unobstructed access to utility connections, i.e. water and gas shutoff, electrical panel and HVAC equipment, etc.

      8.   ADU shall not be permitted on a property with a failing septic tank.

   B.   Internal Accessory Dwelling Unit as defined in section 13.04.040, shall:

      1.   Comply with all provisions set forth in section 13.14.031 A of this chapter.

      2.   Provide egress window(s) for existing and new construction which meet minimum size standards as per Chapter 15.08 Building Codes.

   C.   External Accessory Dwelling Unit, as defined in section 13.04.040, shall:

      1.   Comply with all provisions set forth in section 13.14.031 A of this chapter.

      2.   Provide a footprint size of a minimum of two hundred (200) square feet and maximum footprint as per Chart 13.14.101.

      3.   Structures shall comply with setbacks for accessory buildings as per section 13.14.110, chart 13.14.101. Setbacks may reduced according to the setback reduction chart, not to exceed the “no closer than (feet)” distance required for accessory buildings. The property owner of the proposed setback reduction shall file a signed agreement detailing the context/treatment applied and the resulting setback distance with the Community and Economic Development department.

 

      4.   Height does not exceed twenty-five feet (25') in height above existing grade.

      5.   The height of accessory buildings containing a dwelling unit shall comply with graduated height standards as per section 13.14.070.2.

      6.   Comply with Lot Coverage maximums as per section 13.14.080.

      7.   Design standards of any EADU shall include the following. These standards are intended to increase privacy and minimize impact to neighboring residents.

         a.   Security and/or building lighting shall be "dark sky" compliant, to include the following:

            (1)   Only LED, incandescent light sources in the spectrum of white or off white (light yellow tones in the kelvin scale of 5,000k or lower, i.e. warmer).

            (2)   Fixtures shall feature a “full cut-off” type hood and mounted in such a manner that the cone of light does not cross any property line of the site.

            (3)   Lighting installations shall include timers, dimmers and/or sensors to reduce overall energy consumption and eliminate unneeded lighting.

         b.   Primary and secondary access points including but not limited to doors, windows, patios, garage doors, etc. shall not open into a required setback.

         c.   Required setbacks shall be maintained with landscaping which provides a buffer to neighboring properties.

      8.   Conversion of existing accessory buildings, including non- conforming structures, to EADUS is allowed with standards.

         a.   Shall meet all design standards within section 13.14.031.C6.

         b.   Structures that do not conform to the building footprint sizes shown in Chart 13.14.101 must apply for a conditional use permit for a footprint that exceeds the allowed size.

         c.   Structures that do not conform to setbacks in Chart 13.14.101 shall select setback reduction measures in chart 13.14.032.

         d.   A second level above twelve (12) feet may not be added or converted to living space when the accessory structure does not meet the required accessory structure setbacks per section 13.14.110, chart 13.14.101.

         e.   Any in-line addition over fifty (50) percent of the linear measurement of a non-conforming setback shall comply with all applicable setback and height requirements. (Ord. 2024-18, 11-7-2024)

   A.   The minimum lot area and width requirements for lots on public streets, private lanes and private roads (see chapter 13.04, "Definitions", of this title) for the purpose of subdivision are shown on chart 13.14.041 of this section.

 

   B.   The minimum lot areas and widths required for lots on a "private driveway" as defined in chapter 13.04 of this title for the purpose of subdivision are shown on chart 13.14.041 of this section, except that portions of a lot less than one-half (1/2) the minimum lot width may not be counted toward the minimum lot area.

   C.   For lots fronting on a cul-de-sac, the minimum lot frontage shall be measured at a distance thirty feet (30') from the front lot line and shall be seventy five percent (75%) of the minimum lot width required by chart 13.14.041 of this section. (Ord. 2018-05, 5-17-2018)

   A.   Purpose: The spacing of buildings and structures away from property lines, rights-of-way, physical hazards and natural features such as streams and other buildings, are essential elements of land use planning and of urban design. In particular, setbacks may provide for privacy, light, shadow, air movement, passive and active space, vegetation and also contribute directly to physical and psychological well being. Setbacks should vary proportionally depending upon the size and shape of the properties and also upon the type of the existing and proposed land use. In some instances setbacks should be uniform assuming there is a specific desired outcome for the setback, such as protection of views, public safety, economic development, etc. In other instances, variability and flexibility of setback may produce equally important outcomes such as the protection of natural features, aesthetically pleasing streetscapes, creativity in architectural design, and retention of fragile housing stock or other important goals. Due to the evolution of housing styles over the last few decades, the relative high value of land within the community, the desire for architectural creativity, and especially the dramatic increase in average house size, setbacks shall be applied within a flexible envelope.

   B.   Implementation: Averaging of setbacks in all yard areas shall be allowed as shown below. Variations across the setback line may not exceed fifteen percent (15%) of the minimums required. Calculation of the average shall require at least ten (10) equally spaced measurements across any one "building line", as defined in section 13.04.040 of this title, and shown in figure 13.14.051 of this subsection.

The average setback is calculated using the length of 10 equidistant points along the building line perpendicular to the lot line.

(Ord. 2012-15, 9-20-2012)

The minimum setback requirements for a main building are shown on chart 13.14.053 of this section, except as further limited by the building corridor as defined in section 13.14.071 of this chapter.

 

(Ord. 2012-15, 9-20-2012)

   A.   Purpose: In the City of Holladay, development patterns have been set in neighborhoods by past choices. These choices are reflected in the location of homes with regard to the configuration of individual lots, the age of the houses and the mature vegetation that has been cultivated and added over the years. In order to maintain the unique character of individual neighborhoods, the minimum front setback for main buildings on each street should support and continue that development pattern.

   B.   Worksheet Required: The property owner and/or their designee shall calculate the front yard setback as described herein. Results shall be documented by completing the "R-1 Zone Worksheet", on file with the Community Development Department. The completed worksheet shall be signed and submitted with the building permit application and reviewed and verified by the Technical Review Committee as per subsection 13.08.010A of this title, to become part of the permit file.

   C.   Front Setbacks On Lots 1.5 Acres In Size Or Larger: The minimum front setback for any main building with frontage on a public street shall be forty feet (40').

   D.   Front Setbacks On Lots Less Than 1.5 Acres: The minimum front setback for any main building with frontage on a public street shall be calculated using an average of the front setbacks of each of the main structures on the block face within four (4) adjacent lots, two (2) on each side of the property in question and may include the existing structure on the property in question. The average of each main structure shall be determined on-site by using the shortest and farthest measurement from the property line to the main structure. Measurements will be verified by the Technical Review Committee. The average calculation shall be further limited by the following:

      1.   If one or more of the lots required in the averaging calculations is vacant, the front setback for such vacant lots will be determined based upon the average front setback of the main building, if any, that formerly occupied that lot. If the lot has never been occupied, or if the average front setback of the former building cannot be determined, the front setback shall be calculated using a fifth adjacent lot, which the Community Development Director determines would most appropriately reflect the development pattern of the neighborhood in question.

      2.   Lots fronting on a different street than the subject lot may not be used in computing the average.

      3.   Lots, on file, with the Community Development Department, for which a front yard variance has been granted by the City of Holladay Appeal Hearings Officer are deemed to be unique to the streetscape and shall not be used in computing the average. In which case the calculation of such lots shall be based upon what the correct setback should have been, omitting the granted variance distance.

      4.   If one or more of the lots required in the averaging calculations have been built or rebuilt upon during or after August 2012, the Community Development staff shall gather the information necessary to complete an "R-1 Zone Worksheet" as described in subsection B of this section. If the Community Development staff determines, based upon the information provided in that worksheet, that the front yard setback for a building was calculated incorrectly, or that the building was built incorrectly; the front yard setback for such lots will be calculated based upon what the correct setback should have been, rather than its as-built configuration.

      5.   When the subject lot is a corner lot, the average setback will be computed on the basis of the three (3) adjacent lots on the same street as the subject lot.

   E.   Front Setbacks On Private Rights-Of-Way: The minimum front setback for a main building fronting on a private right-of-way is shown on chart 13.14.055 of this subsection.

 

 

(Ord. 2017-21, 8-3-2017)

   A.   The combined setbacks for any main structure on a lot in any R-1 zone shall be a minimum of twenty five percent (25%) of the "lot width" (see chapter 13.04, "Definitions", of this title) with no one side setback less than ten percent (10%) of the lot width.

   B.   The combined setback for any main structure on a lot measuring twice or more the minimum lot size required by the zone in which it is located shall be a minimum thirty percent (30%) of the "lot width" (see chapter 13.04, "Definitions", of this title) with no one side setback less than fifteen percent (15%) of the lot width. (Ord. 2018-05, 5-17-2018)

The minimum corner side setback for any main structure on a public street, private road or private lane shall be twenty feet (20'). (Ord. 2012-15, 9-20-2012)

For the purpose of this title, lots fronting on a private driveway shall be deemed as unique from lots on any other street, private road or private lane and shall have setbacks as follows:

   A.   The minimum setback for any main building on a lot fronting on a "private driveway" (see chapter 13.04, "Definitions", of this title) shall be as follows:

      1.   A yard abutting the rear yard of an abutting lot shall maintain the minimum rear setback required by section 13.14.052 of this chapter; and

      2.   A yard abutting the side yard of an abutting lot shall maintain the minimum side setback required by section 13.14.056 of this chapter. On lots where only one side yard is required, the minimum side setback shall be ten percent (10%) of the lot width. (Ord. 2015-02, 2-5-2015)

   A.   Lots with frontage on two (2) public streets shall be required to provide two (2) front setbacks as required by subsection 13.14.054D of this chapter, except as follows:

      1.   For lots with frontage on I-215 or Vanwinkle Expressway, those frontages shall be considered as rear lot lines and shall comply with section 13.14.052 of this chapter. (Ord. 2012-15, 9-20-2012)

   A.   Purpose: Limiting overall building height and building height in relation to the property line (i.e., graduated height), is an essential element of land use planning and urban design. In particular, height limitations provide some view protection, light, shadow, air movement, and also contribute directly to physical and psychological well being. The use of overall height limitations proportional to the lot sizes, and of a graduated height envelope, is intended to keep the massing of structures away from the property line, lessening the impact of new homes on abutting lots while allowing for and encouraging architectural interest. In addition to meeting all of the maximum height and graduated height envelopes required in this chapter, architects, developers, and homeowners are required to break up large wall and gable areas with articulations, building relief, and appropriate fenestration, among other ornamental features.

   B.   Implementation: Except as otherwise specifically provided in this title, no building or structure shall exceed the following height:

      1.   Main Buildings:

         a.   In all residential zones, the maximum height of any main building/structure located within the building corridor area as provided in section 13.14.071 of this chapter shall be as shown on chart 13.14.070 of this subsection.

 

 

         b.   Upon application of a building permit of a main building proposed upon a new parcel the recording of which resulted from the consolidation of two (2) or more parcel(s), the maximum height shall be determined by using the area of largest parcel prior to the recorded consolidation, as provided in chart 13.14.070 of this section. (Ord. 2018-05, 5-17-2018)

      2.   Graduated Height: The height of all buildings/structures, main and accessory, is further limited by the graduated height envelope created by starting at a point on the property line eight feet (8') above ground and then sloping a line at a forty five degree (45°) angle toward the center of the lot. The entire building must fit under this line except for:

         a.   Dormers that exceed the graduated height envelope:

            (1)   Are limited to fourteen feet (14') wide maximum;

            (2)   Must have at least one-half (1/2) of the dormer width between each dormer, and from each dormer to the front and side edges of the roof;

            (3)   May not extend above the ridge of the roof it is on.

         b.   Gable, vertical wall, parapet or other structural elements that exceed the graduated height envelope:

            (1)   Where the graduated height envelope intersects a gable, the gable may not exceed 0.75 times higher than the point where the graduated height envelope intersects the gable or "x" (1.75) = maximum gable height. See figure 1 of this subsection.

            (2)   Where the graduated height envelope intersects a vertical wall, parapet or structural element other than a gable, the height may not exceed 0.40 times higher than the point where the graduated height envelope intersects the vertical wall, parapet or other structural element, or "x" (1.40) = maximum overall height. See figure 2 of this subsection.

(Where "x" is the height from natural grade at which the graduated height plane intersects the gable.)

            (3)   May not exceed the overall height allowance.

      3.   Exceptions:

         a.   For structures in the R-1 Zones, chimneys, and other minor architectural features as defined in chapter 13.04 of this title, may be erected a maximum six feet (6') above the height limits prescribed in section 13.14.071 of this chapter.

         b.   Individual building elevations that face a public street, or abut a public or quasi-public, or other nonresidential use are exempt from the graduated height requirements of this section. (Ord. 2012-15, 9-20-2012)

   A.   Purpose: The building corridor is a three-dimensional regulation limiting the depth of a new residential construction at the maximum height allowed. (Ord. 2012-23, 10-11-2012)

   B.   Determination: The building corridor of a main structure shall be determined by comparing only similarly sized lots on the same block face as the subject property.

      1.   Where the subject property is 1.5 acres in size or larger, the determination of the building corridor shall only involve other lots that are 1.5 acres or larger.

      2.   Where the subject property is smaller than 1.5 acres in size, the determination of the building corridor shall only involve other lots that are smaller than 1.5 acres.

      3.   If there are no comparable lots, as applicable, within the comparative building corridor area, the Community Development Director shall determine the appropriate building corridor for a new home, with written findings, based upon what is most compatible with the other existing homes on adjacent lots within the immediate area. (Ord. 2015-02, 2-5-2015)

   C.   Interior Lots: The calculation of the building corridor for any main structure shall be further determined by averaging the depths of each main structure, front to back, on the similarly sized lots as categorized in subsection B of this section.

      1.   For any home(s) built or remodeled pursuant to a building permit issued prior to November 30, 1999, the applicable building corridor shall be calculated at 1.15 times the averaged depth of that home(s).

      2.   For any home(s) built or remodeled pursuant to a building permit issued on or after November 30, 1999, the applicable building corridor shall be calculated at 1.0 times the averaged depth of only that portion of the structure that exceeds twenty feet (20') in height.

   D.   Corner Lots: On corner lots, the building corridor for a main structure shall be calculated as set forth above, except that for any home which was built pursuant to a building permit issued prior to November 30, 1999, the applicable building corridor shall be calculated at 1.2 times the averaged depth of that home(s).

   E.   Implementation: Application of the calculated building corridor depth shall be implemented by beginning from the determined front setback line as described in subsection 13.14.054D of this chapter.

   F.   Transition: The building corridor shall be extended by a one to one (1:1) slope from the maximum height allowed in subsection 13.14.070B1a, chart 13.14.070 of this chapter down to the height limitation as outlined in subsection G of this section.

   G.   Height Limitation: On public streets, private roads or private lanes as defined in chapter 13.04 of this title, any portion of a main building/structure extending behind the building corridor area shall not exceed twenty feet (20') in height.

   H.   Slope: On property where the slope of the original ground surface exceeds fifteen percent (15%), the maximum height of any main structure shall not exceed thirty feet (30'). The slope shall be determined using a line drawn from the highest point of elevation to the lowest point of elevation on the perimeter of a box encircling the foundation line of the building or structure. Said box shall extend for a distance of fifteen feet (15') or to the property line, whichever is less, around the foundation line of the building or structure. The elevation shall be determined using a certified topographic survey with a maximum contour interval of two feet (2').

   I.   Required: No dwelling unit shall contain less than one story. (Ord. 2012-23, 10-11-2012)

   A.   Purpose: The purpose of this section is to regulate the installation of impervious surfaces within the city of Holladay. It is the intent of this regulation to be sensitive to the natural and built environment. The city's intent is to support reasonable land use regulations. Some of the tools that can be used in this regard are included elsewhere in this title and also outlined below. The restriction of impervious surfaces can have a positive effect on the overall environment. Impervious surfaces replace and alter the natural landscape. Their construction can initiate a chain of events that modifies water resources, urban air elements, and the overall environment.

Findings supporting this regulation are:

      1.   Impervious surfaces seal the soil surface, eliminating the benefits of rainwater filtration and natural groundwater recharge. Stormwaters run across impervious surfaces, collecting toxins and debris which may be damaging to the health of riparian habitats and to all waterways and lakes.

      2.   Excessive storm drainage created by uncontrolled runoff often negatively impacts private property and public infrastructure.

      3.   Impervious surfaces damage tree roots systems depriving them of water which in turn destroys the canopy and shade that would otherwise moderate excessively hot urban climates known as "heat islands". Impervious surfaces displace living vegetation, which is necessary for normal atmospheric carbon cycling.

      4.   The loss of urban forests, especially in arid Utah and particularly in Holladay, which is well known for its spectacular tree cover, results in a loss of community identity and reduces property values.

      5.   In areas of urban build out, redevelopment and reconstruction are opportunities for environmental rehabilitation. Permeable or porous paving is an important component in low impact development.

   B.   Maximum Lot Coverage: The total allowable lot coverage for all structures and the total impervious coverage for any lot is shown on chart 13.14.080B of this section, excluding outdoor swimming pools, ponds with artificial liners and other water features. Approved permeable or porous surfaces may be allowed per coverage bonus table 13.14.080C of this section.

 

   C.   Coverage Bonus: Total percent impervious coverage, as per chart 13.14.080B of this section, may be increased no more than an additional ten percent (10%) as per coverage bonus table 13.14.080C of this section. This provision may not be used to increase the maximum percent coverage of all structures as set forth herein.

COVERAGE BONUS TABLE 13.14.080C
(Maximum 10 Percent Bonus Area Allowed)

 

 

Notes:

1.    Appropriate porosity approved by city engineer.

2.    Size, design and capacity approved by city engineer.

(Ord. 2012-15, 9-20-2012)

No accessory building, including a guesthouse or group of accessory buildings, shall cover more than twenty five percent (25%) of the rear yard. (Ord. 2012-15, 9-20-2012)

   A.   Purpose: The purpose of this section is not to restrict architectural freedom but address the appropriate size of a structure given its context within an established neighborhood. Two (2) factors influence the perception of mass and scale of a structure: the physical relationship of the structure to the size of the adjacent structures and the physical distance between structures.

   B.   Limitation: To avoid any large, continuous building mass of uniform height, no portion of any building shall continue more than forty feet (40') horizontally without a minimum of an eighteen inch (18") break in the roofline and/or an articulated architectural element such as overhangs, projections, insets, material and textural changes, or other architectural elements used to create shadow patterns along the elevation of the building.

   C.   Second Story Locations: Second story portions of a building shall be designed with adjacent structures in mind. Reduction in the overall scale of the building can be accomplished by the use of varied upper story setbacks, providing significantly larger setbacks for the entire structure and/or placement of the major portion of the second story over the rear portion of the first story.

   D.   Exposed Vertical Wall Surfaces Within The Building Corridor:

      1.   Lots where topography slopes from one property line to another may increase the height of an exposed wall when measured from the natural or finished grade of the downhill side, whichever is lowest, to a maximum wall height of twenty five feet (25') where at which point a minimum eight foot (8') horizontal step shall occur until the wall may continue vertically.

      2.   A foundation wall surface, exposed below the natural grade, shall be limited to an area no greater than fifty percent (50%) of the maximum potential area of each exposed wall surface. (Wall surface is calculated by the height of basement level multiplied by the width of basement level.)

Appropriate exposed wall designs

Inappropriate exposed wall designs

(Ord. 2015-14, 10-8-2015)

   A.   Prohibited Locations: No accessory building/structure may be constructed in a front setback area, nor shall it be placed within a required side setback area abutting a street. No accessory building/structure may be constructed within any public utility or other easement without the express written consent of all utility providers or parties holding interest in the easement. (Ord. 2015-02, 2-5-2015)

   B.   Rear Yard Requirements: An accessory building/structure may be constructed in a rear yard provided the accessory building/structure:

      1.   Does not exceed twenty feet (20') in height above existing grade if located in any required setback;

      2.   Meets the graduated height requirement in subsection 13.14.070 B2 of this chapter;

      3.   Is no closer to a rear or side property line as shown on chart 13.14.101 of this section; and

      4.   If located entirely within the buildable envelope, the height of the accessory building/structure shall not exceed the height of the main building/structure.

 

(Ord. 2012-15, 9-20-2012)

   C.   Side Yard Requirements: Accessory buildings/structures may be constructed between the primary structure and the side property line not abutting a street if the accessory buildings/structures: (Ord. 2015-02, 2-5-2015)

      1.   Do not encroach into the required side setback area;

      2.   Do not exceed twenty feet (20') in height above existing grade; and

      3.   Meet the graduated height requirement in subsection 13.14.070B2 of this chapter.

   D.   Prohibited Structures: Shipping containers, semitrailers, boxcars, PODS®, or similar structures may not be installed or maintained on a residential lot. (Ord. 2012-15, 9-20-2012; amd. Ord. 2021-24, 9-9-2021; amd Ord. 2024-18, 11-7-2024)

See section 13.76.710 of this title. (Ord. 2012-15, 9-20-2012)

All RVs, boats and travel trailers which exceed eight feet (8') in length shall only be stored in a side yard or rear yard. (Ord. 2012-15, 9-20-2012)

All uses in the R-1 zones shall comply with the provisions governing landscaping and buffering in chapter 13.77 of this title. (Ord. 2013-22, 9-5-2013)

For additional information, refer to this title and in particular, the following sections:

 

 

(Ord. 2012-15, 9-20-2012; amd. Ord. 2013-22, 9-5-2013)