The purpose of the residential office zone (RO) is to allow for the reuse of those properties which have frontage on busy streets only where residential use is no longer economically feasible. This zone is intended as a transition between established residential neighborhoods and the existing commercial developments along these corridors. RO rezone applications must establish a clear justification for implementation of this zone over other land use alternatives for the property in question and the general vicinity.

Primarily, the RO zone standards are designed to preserve existing housing stock by allowing the conversion of residential properties to such nonresidential uses that have less impact on the surrounding properties than typical commercial uses. The conversion of a single-family home to a small professional office or other nonresidential use is a less intrusive type of development when compared to new construction and is better able to maintain the existing residential character of the streetscape. While, new construction is potentially allowed in the RO zone, it should be the exception, not the rule, and new structures and uses within this zone must be compatible in scale and character with surrounding residential development. (Ord. 2014-05, 4-17-2014)

The following zone is established:

   A.   Residential Office Zone (RO): The purpose of the RO zone is to set standards for areas where restricted and limited, small scale, nonretail, low impact office uses are allowed adjacent to residential areas.

   B.   Rezone Requests: In evaluating any rezone application for this zone, preference shall be given to those properties which:

      1.   Have frontage on Highland Drive, Murray Holladay Road (west of 2300 East) or 1300 East.

      2.   Occur within a general plan district of either professional office, office/residential, commercial, or are within the Highland Drive master plan area, and

      3.   Will result in an upgrade of the building and/or site.

   C.   Use And Site Plan Approvals: Conditional use permits and site plan approvals for developments in the RO zone shall be made by the planning commission as allowed by sections 13.08.040 and 13.08.080 of this title. (Ord. 2014-05, 4-17-2014)

   A.   Permitted And Conditional Uses: The permitted and conditional uses allowed in residential office zone (RO) 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. 2014-05, 4-17-2014)

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.

   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 residential office zone (RO) 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 residential office zone (RO), provided the total footprint square footage of all accessory buildings does not exceed the maximum square footage as allowed in section 13.14.110 of this title. (Ord. 2014-05, 4-17-2014)

   A.   Development standards in the RO zone shall be as follows:

 

Note:

1.    The total percent impervious coverage may be increased through the use of approved permeable or porous surfaces no more than an additional 10 percent as allowed in subsection 13.14.080C of this title.

   B.   Development of lots on a private driveway (flag lot), as defined by section 13.04.040 of this code, is prohibited in the RO zone. No intervening development between the street and any main building on a lot in the RO zone shall be allowed.

 

 

(Ord. 2014-05, 4-17-2014)

   A.   Purpose: The spacing of buildings and structures away from property lines and rights of way play an important part in the look and feel of a neighborhood. The residential office zone (RO) standards are intended to allow small nonresidential development along busy streets while maintaining the look and feel of the street's original residential character. Setbacks should be influenced by compatibility with the surrounding residential uses while allowing flexibility for requirements associated with nonresidential development such as parking, security lighting and trash disposal. As with the residential zones, 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.

   B.   Implementation: Averaging of setbacks in all yard areas shall be allowed. 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 section 13.14.050, figure 13.14.051 of this title.

   C.   Setbacks: Setbacks for new structures within the RO zone shall be as shown on table 13.50.061 of this section.

 

 

(Ord. 2014-05, 4-17-2014)

The following additional development standards shall apply to all developments and redevelopments within the RO zone:

   A.   Building height shall not exceed the design envelope created by starting at a point eight feet (8') above the ground at the residential property line and then sloping along a plane at a forty five degree (45°) angle toward the center of the lot.

   B.   For developments in the RO zone, a five foot (5') wide landscaped buffer strip shall be provided abutting and parallel to the perimeter wall as required by chapter 13.77 of this title. (Ord. 2014-05, 4-17-2014)

Parking in the RO zone shall be exempt from the provisions of chapter 13.80 of this title unless otherwise specified by the standards of this section.

   A.   Parking Required: There shall be provided at the time any building or structure is erected or enlarged or increased in capacity, or any use is established, off street parking spaces for automobiles in accordance with the requirements in this chapter.

   B.   Number Of Parking Spaces: The number of parking spaces required for any use(s) allowed in the RO zone shall be:

      1.   One space for each employee,

      2.   One space for each customer at the business(es) during the peak business hour, and

      3.   Up to a maximum of four (4) stalls per one thousand (1,000) square feet (4/1,000 square feet) of leasable space in any main building.

   C.   Access Points: The number of access points along public rights of way should be minimized. On corner sites, access points shall be located as far from the corner as reasonably possible and in no case less than forty feet (40') from the intersection of the asphalt lines.

   D.   Vehicular Circulation: Vehicular circulation shall be designed to preclude the intrusion of traffic directly into residential areas.

   E.   Parking Near A Setback Area: No parking may be located within the first twenty feet (20') of a front setback area or within the corner side setback area which faces on a street.

   F.   Parking In Regards To Traffic: No parking shall be located in such a manner as to allow direct backing into oncoming traffic.

   G.   Driveway Width: The maximum driveway width for developments in the RO zone is twenty five feet (25') at the property line.

   H.   Parking For Uses: All parking for the use(s) allowed on a parcel or lot in the RO zone shall be located on the same lot or parcel as the use.

   I.   Design Standards For Parking Stalls: All required parking stalls shall meet the parking design standards in section 13.80.030 of this title. (Ord. 2014-05, 4-17-2014)

   A.   Storage areas shall be paved with hard surface paving (unless otherwise approved by the planning commission) and screened with opaque fencing and/or landscaping at least six feet (6') in vertical height at the time of planting.

   B.   No outside displays (either permanent or temporary) shall be permitted. (Ord. 2014-05, 4-17-2014)

   A.   Trash Enclosures:

      1.   No commercial type dumpsters or trash enclosures are allowed in the RO zone.

      2.   All waste and trash shall be secured and disposed of in the same manner as a single-family residence.

   B.   Mechanical Equipment: All noise emitting equipment shall be placed so as to minimize noise, and visual impact on nearby properties and streets.

   C.   Utility Lines: All new utility lines such as electric, telephone, CATV, or other similar lines serving individual sites shall be placed under ground. Utility lines necessary within the property shall be placed under ground. All utility lines shall be placed under ground in new construction projects that require building permits and site redesign. All junction and access boxes shall be located to the side or the rear of the building unless public safety concerns dictate otherwise. All utility pads shall be shown on the project plan. Any utility connections, meter boxes, etc., shall be integrated with the architectural elements of the project plan. (Ord. 2014-05, 4-17-2014)

   A.   Intent: It is the intent of this subsection to encourage lighting practices and systems that minimize light pollution, glare and light trespass, conserve energy and resources, and maintain nighttime safety and utility while ensuring the enjoyment of a starry night for all members of the community.

All site lighting shall be shielded and/or directed in such a manner that it illuminates only the user's premises and does not spill over into neighboring residential areas so as to interfere with the peaceful enjoyment of the residential properties.

   B.   Site Illumination Plan: A site illumination plan shall be submitted with each site plan review application which includes:

      1.   All proposed exterior lighting in relation to existing and proposed buildings, trees, landscaping, parking areas;

      2.   Proposed mounting height and placement of all exterior lighting fixtures.

      3.   Compliance with the adopted international building code standards.

   C.   Lighting Installations: Lighting installations shall include timers, dimmers and/or sensors to reduce overall energy consumption and eliminate unneeded lighting.

   D.   Architectural Feature Lighting: Architectural feature lighting including wall washers spotlights are permitted. All building entrances should be well lit to provide inviting access and safety.

   E.   Nonconforming Fixtures: Except where otherwise noted, all outdoor lighting fixtures existing and legally installed and operative before the effective date of this chapter are exempt from the requirements of this subsection. Whenever a nonconforming fixture is replaced, upgraded or moved, the replacement fixture shall meet the requirements of this section. (Ord. 2014-05, 4-17-2014)

All uses in the RO zone shall comply with the provisions governing landscaping and buffering in chapter 13.77 of this title. (Ord. 2014-05, 4-17-2014)

   A.   The project area may be required to have a screened privacy fence along all rear and side yards not fronting on a public street, which abut a residential zone or a residential use.

   B.   This requirement may be waived by the planning commission upon a determination that the fence is not necessary to buffer the abutting use. Such screening shall not be located in the required setback from a public street. (Ord. 2014-05, 4-17-2014)

   A.   The developer of the project shall be responsible for the dedication and improvement of all off site public improvements that do not presently exist according to the width of the ultimate right of way, as called out in the roadway classification map of the Holladay city general plan. If a property has multiple street frontages, improvements are required along all streets. Such improvements shall include, but are not limited to: curb, gutter, sidewalk, streetlights, drive approaches, waterways, road base, asphalt, striping, streetscape, storm drainage, fire hydrants, water mains, laterals, piping of irrigation ditches and flood control systems, fencing of canals, extension of water lines, appurtenances and sewer lines, removal of utility lines out of the right of way (with the exception of traditionally buried lines such as sewer, water, and natural gas transmission lines), etc.

   B.   All required improvements shall be designed and installed by the developer according to the Holladay city standard specifications for public works construction and approved by the city engineer and city public works director. (Ord. 2014-05, 4-17-2014)

Property (including all buildings, landscaping, fences, walls, drives, parking lot surfacing and striping, signs, or other structures) shall be maintained in good repair and in accordance with the approved site plan for the project. Rights of way and pavements shall be kept true to line and grade and in good repair. Drainage ditches shall be kept clean and free of any obstructions. (Ord. 2014-05, 4-17-2014)

No land or building devoted to uses authorized by this chapter shall be used or occupied in any manner so as to create noxious or objectionable fire, explosive or other hazards; noise or vibration, smoke, dust, or other form of air pollution, heat, cold, dampness, glare, electrical or other disturbance, liquid or solid refuse or waste, or other substance, condition or element in such a manner or in such an amount as to adversely affect the surrounding area. (Ord. 2015-02, 2-5-2015)

All signs in the RO zone shall comply with the regulations in chapter 13.82 of this title. (Ord. 2014-05, 4-17-2014)

   A.   Application: The conceptual design of any application for development located in the RO zone which requires approval by the planning commission shall be reviewed by the DRB as provided in this section.

   B.   Scope: A DRB review and recommendation is required for the following development in the RO zone:

      1.   All new building construction;

      2.   Any remodeling which increases the floor area of an existing building; or

      3.   Any exterior remodeling, as defined by the international building codes, of an existing main building.

   C.   Submissions: An application subject to design review shall include all of the requirements of section 13.03.040H of this title.

   D.   Recommendation: The DRB shall review the proposed conceptual design plan for compliance with the RO design guidelines set forth in section 13.50.190 of this chapter. At the conclusion of the review, the DRB shall make a recommendation to the planning commission to accept the design concept as submitted, provisionally accept the design concept subject to plan revisions necessary to achieve compliance with the design guidelines, or continue design concept for preparation of a new design concept if the concept is substantially out of compliance with the design guidelines. (Ord. 2014-05, 4-17-2014)

   A.   Purpose: The purpose of this section is not to restrict architectural freedom in new buildings, nor choose any one specific architectural style for any particular property or street but to address the appropriate design, size and scale of a structure given its context within the surrounding 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 new 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. The maximum length of any blank wall uninterrupted by windows, doors or architectural detailing at the first floor level shall be fifteen feet (15').

   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.   Facade Embellishment: Any building wall visible from a public right of way shall incorporate architectural design embellishments which are compatible with other publicly visible parts of the building. Embellishments dividing the facade visually may include windows, a recessed entrance or other appropriate variations as approved by the DRB.

   E.   Window And Door Designs: Windows and doors shall be used to define the character of buildings by giving scale to the building and providing visual interest to the composition of individual facades. Distinct window and door designs should be used to help define building styles. There must be provided at least one operable building entrance per elevation that faces a public street.

   F.   Awnings And Canopies: Awnings and canopies should contribute to the architectural theme and shall be integrated within the building design. Awnings should be constructed of traditional materials and located over windows and doors. Backlit awnings are prohibited.

   G.   Building Materials: Building exteriors shall be constructed from high quality and durable materials. It is important that the materials and colors will weather well and need minimal maintenance.

      1.   Acceptable exterior finish materials include the following:

         a.   Painted, stained or weathered wood siding such as, 4-S shingles, board and batten and clapboard;

         b.   Artificial wood siding such as painted cementitious fiberboard;

         c.   Brick or natural stone;

         d.   EIFS (synthetic stucco) (not more than 50 percent of all exterior finished surfaces);

         e.   Stucco;

         f.   Synthetic stone; and

         g.   Architectural finish or decorative faced concrete masonry units (CMUs).

      2.   Materials not listed above shall be prohibited unless determined to be part of a strong architectural design theme as approved by the planning commission after review by the DRB.

   H.   Roofs: The character of a roof is a major feature for a structure. The roof pitch, its materials, size and orientation are all distinct features that should contribute to the residential character of the building. Shadows created by traditional overhangs should contribute to the perception of a building's scale. Roof designs should relate to the building facade articulations.

Roof materials should be in keeping with the character of the architectural style of the building. Recommended roof materials include slate shingles, asphalt and fiberglass shingles, metal standing seam or tiles. Crickets or other snow guard devices should be placed in such a way that does not alter the form of the roof as seen from the street.

   I.   Remodeling Or Additions: Remodeling or additions to residential buildings shall be allowed only if the residential character of the exterior is maintained. Building additions shall consist of materials, color and exterior building design consistent with the existing structure. (Ord. 2014-05, 4-17-2014)