1)    Purpose of this Chapter provides guidance for how Roy City should grow in the future and sets forth the opportunities and actions needed to address the challenges. The purposes of this Chapter are to:  

a)       Assist in the fulfillment of the goals, objectives and policies of the Roy City General Plan and any amendments thereto.

b)      Stimulate the economy and City revenue by attracting, encouraging and incentivizing, new and existing business, investments, and redevelopment.  

c)       Provide a maximum choice in the types of environments for commercial, employment, and residential uses and facilities. 

d)      Recognize the existence of areas with unusual development needs or opportunities requiring unique development standards;

2)   Graphics.  The graphics, tables, and text utilized throughout this chapter are regulatory. In case of a conflict, text shall control over tables and graphics and tables shall control over graphics.

1)   General Requirements.

a)     General Provisions.  The following general provisions apply to the uses outlined in this section.

i)      A lot may contain more than one use.

ii)     Each of the uses may function as either a principal use or accessory use on a lot, unless otherwise specified.

iii)    Uses are either permitted by-right in a district, permitted by-right with specific development or design parameters, or require a Conditional Use Permit (refer to 10-15) in order to be developed.

iv)   Each use shall be located within a permitted Building Type (Refer to 10-13-3 Building Types), unless otherwise specified.

v)    Each use may have both indoor and outdoor facilities, unless otherwise specified.

b)    Organization.  The uses are grouped into general categories, which may contain lists of additional uses or clusters of uses.

i)      Unlisted Similar Use. If a use is not listed but is similar in nature and impact to a use permitted within a zoning district, the Zoning Administrator may interpret the use as permitted.  (see 10-3-5)

(1)  The unlisted use will be subject to any development standards applicable to the similar permitted use.

(2)  If the unlisted use is similar in nature and impact to a use requiring a Conditional Use Permit, the Zoning Administrator may interpret the use as also requiring a Conditional Use Permit.

ii)     Unlisted Dissimilar Use. If a use is not listed and cannot be interpreted as similar in nature and impact to a use within a zoning district that is either permitted or requires a Conditional Use Permit, the use is not permitted and may only be approved through an amendment of this article.

c)    Use Table.  Table 2.1 (1). Uses by District outlines the permitted uses in each zoning district. Each use is given one of the following designations for each zoning district in which that use is permitted.

i)      Permitted (“P”). These uses are permitted by-right in the districts in which they are listed.

ii)     Permitted in Upper Stories Only (“U”). These uses are permitted by-right in the districts in which they are listed, provided that the uses are located in the upper stories of a structure. These uses may also be located in the ground story provided that they are located beyond a depth of at least 30 feet from the front façade.

iii)    Permitted with Development Standards (“D”). These uses are permitted by-right in the districts in which they are listed, provided that they are developed utilizing the listed development standards. These standards are intended to alleviate any negative impacts associated with the use, making it appropriate in a district where it otherwise might not have been appropriate.

iv)   Requires a Conditional Use Permit (“C”). These uses require administrative review and approval (refer to 10-15) in order to occur in the districts in which they are listed and must follow any applicable development standards associated with the use as well as meet the requirements of the Conditional Use.

v)    Listed uses that are not permitted in the district are indicated by a blank space.

d)    Building Types.  The uses permitted within the district may be further limited by the building types permitted. Refer to 10-13-3 Building Types.

2)    Definition of Uses.

a)     Residential and Lodging Uses. A category of uses that include several residence types.

i)     Residential. One or more dwelling units located within the principal structure of a lot, in which the units may or may not share a common wall with the adjacent (horizontally or vertically) unit or have individual entrances from the outside.

ii)     Hotel & Inn. A facility offering temporary or permanent lodging to the general public consisting of sleeping rooms with or without in-room kitchen facilities. Secondary service uses may also be provided, such as restaurants and meeting rooms. Rooms shall be accessed from the interior of the building. In the districts where a Hotel or Inn is permitted with development standards (“D“), the following applies:

(1)  Bed and Breakfasts are permitted.

iii)    Residential Care. A facility offering temporary or permanent lodging to the general public consisting of an unlimited number of sleeping rooms with or without in-room kitchen facilities. Residential care includes such uses as independent and assisted living facilities, nursing homes, residential care homes, and transitional treatment facilities. Assistance with daily activities may be provided for residents. Secondary service uses may also be provided, such as restaurants and meeting rooms. Rooms shall be accessed from the interior of the building. In the districts where a residential care facility is permitted with development standards (“D“),

b)    Civic Uses.  A category of uses related to fulfilling the needs of day-to-day community life including assembly, public services, educational facilities, and hospitals.

i)      Assembly. A facility that has organized services, meetings, or programs to benefit, educate, entertain, or promote discourse amongst the residents of the community in a public or private setting. Assembly includes such uses as a community center, house of worship, and private clubs and lodges. In the districts where an outdoor sales lot is permitted with development standards (“D”), the following applies:

(1)  Parking shall be limited to an area less than the total building footprint area.

(2)  The facility shall primarily serve the adjacent neighborhood.

ii)     Hospital & Clinic. A licensed institution providing medical care and health services to the community. These services may be located in one building or clustered in several buildings and may include laboratories, in- and out-patient facilities, training facilities, medical offices, staff residences, food service, pharmacies, and gift shop.

iii)    Library/Museum. A structure open to the general public housing educational, cultural, artistic, or historic information, resources, and exhibits. May also include food service and a gift shop.

iv)   Police and Fire. A facility providing public safety and emergency services; training facilities, locker rooms, and limited overnight accommodations may also be included. Police and fire facilities require a Special Use approval. The facilities shall be housed in a permitted building, but shall have the following additional allowances:

(1)  Garage doors are permitted on the front façade.

(2)  Exempt from maximum driveway widths.

v)    Post Office. A publicly accessed facility for the selling of supplies and mail related products and the small scale collection and distribution of mail and packages. Large-scale postal sorting and distribution is not permitted.

vi)   School. An education facility with classrooms and offices, that may also include associated indoor facilities such as ball courts, gymnasium, theater, and food service.

c)    Retail Uses.  A category of uses involving the sale of goods or merchandise to the general public for personal or household consumption.

i)      Neighborhood Retail. A use in this category occupies a space of less than 12,000 square feet. Neighborhood retail includes such uses as those listed in Table 2.2 (1). Typical Retail Uses.

ii)     General Retail. A use in this category includes all Neighborhood Retail uses occupying a space of greater than 12,000 square feet and such uses as those listed in Table 2.2 (1). Typical Retail Uses.

iii)    Outdoor Sales Lot. A use involving the sale of goods or merchandise to businesses and/or the general public, where the majority of the goods are stored or displayed outdoors. Outdoor sales lots include such uses as the sale and rental of automobiles, trucks, trailers, boats, and recreational vehicles; and the sale of building materials, landscape materials, and garden supplies. In the districts where an outdoor sales lot is permitted by Special Use (“C”), the following applies:

(1)  Not permitted on corner parcels.

(2)  Includes permanent construction of a building utilizing one of the permitted Building Types in the district.

d)    Service.   A category of uses that provide patrons services and limited retail products related to those services. Visibility and accessibility are important to these uses, as most patrons do not utilize scheduled appointments.

i)      Neighborhood Service. A use in this category occupies a space of less than 12,000 square feet. Neighborhood service includes such uses as those listed in Table 2.2 (2).

ii)     General Service. A use in this category includes all Neighborhood Service uses occupying a space of greater than 12,000 square feet and such uses as those listed in Table 2.2 (2).

iii)    Convenience store. A use that stocks a range of everyday items such as coffee, groceries, snack foods, confectionery, soft drinks, tobacco products, over-the-counter drugs, toiletries, newspapers, and magazines.  If Gasoline is also sold the use can only be within the “Gateway” district

e)    Vehicle Service.  A business involving the servicing of vehicles and/or the distribution of fuel to residents of the community and region. A convenience store may also be included as a secondary use, as well as the sale of propane and kerosene. Vehicle service includes such uses as automotive filling stations, vehicle repair, and tire sales and mounting. In the districts where vehicle service is permitted with development standards (“D”), the following apply:

i)      Use Limitation. Repair and wash facilities for semi-trucks, recreational vehicles, boats, and other oversized vehicles are not permitted.

ii)     Service Bays. Vehicular service bays, including garages and car wash bays, shall not be located on the front façade, unless otherwise permitted by the Building Type.

iii)    Outdoor Storage. Disabled or inoperable vehicles and those awaiting pick-up may be stored outdoors if:

(1)  The vehicles that are being repaired or are in queue for repairs longer than 72 hours must be screened. 

(2)  The storage area is located in the rear yard screened from view of the front lot line.

(3)  The storage area is screened using the Side & Rear yard buffer outlined in 7.0 Landscape, regardless of the adjacent land uses.

iv)   Outdoor Activities

(1)  All repairs must occur inside a structure.

(2)  Vacuuming or washing activities may occur in open air, but must be located in the side or rear yards, screened from the front lot line.

(3)  Temporary outdoor display of seasonal items, such as windshield wiper fluid or salt, is permitted during business hours under the canopy and adjacent to the principal structure.

f)     Office Uses.  A category of uses for businesses that involve the transaction of affairs of a profession, service, industry, or government. Patrons of these businesses usually have set appointments or meeting times; the businesses do not typically rely on walk-in customers. Office uses include those listed in Table 2.2 (3). In the districts where an office use is permitted with development standards (“D”), the use is considered a home occupation and shall meet the following standards:

i)      In a live/work building, the use is exempt from the following standards.

(1)  Hour of Operation. Permitted hours of operations are 6:00 AM to 9:00 PM.

(2)  Residence. The operator of the business shall reside in the dwelling unit.

(3)  Vehicles. Parking of a vehicle associated with the business must be accommodated on site.

g)    Craftsman Industrial.  A use involving small scale manufacturing, production, assembly, and/ or repair with little to no noxious by-products that includes a showroom or small retail outlet. Craftsman industrial includes such uses as those found in Table 2.2 (4). This use may also include associated facilities such as offices and small scale warehousing, but distribution is limited. The maximum overall gross floor area is limited to 20,000 square feet, unless otherwise noted. In the districts where a craftsman industrial use is permitted with development standards (“D”), the following apply:

i)      A minimum 20% of gross floor area shall be dedicated to a showroom located at the front of the space.

ii)     Outdoor activities are not permitted.

iii)    Outdoor Storage to follow requirements found within 10-17-2 2.

h)    Parking Lot.  A lot that does not contain a permitted building or Open Space Type and is solely used for the parking of vehicles. In the districts where a parking lot is permitted with development standards (“D”), the following apply:

i)      Corner Lots. A corner lot shall not be used as a parking lot.

ii)     Adjacent Parking Lots. Two parking lots cannot be located directly adjacent to one another, unless associated with a building.

iii)    Single Family. Parking lot cannot be associated with a single family use.

iv)   Distance. Parking lot must be within 660 feet of the principal entrance to the associated use unless:

(1)  At least 75% of the spaces are dedicated for public use.

(2)  An approved parking agreement is in place (refer to 10-13-6 Parking).

v)    Pedestrian Access. Must be connected to associated use by a dedicated, public pedestrian pathway.

vi)   Commercial Vehicles. Parking lots for the sole purpose to park commercial vehicles that are not associated with a building are not permitted in these districts.

i)      Parking Structure.  A parking structure on a lot that does not contain a permitted Building Type and is solely used for the parking of vehicles. In the districts where a parking structure is permitted with development standards (“D”), the following apply:

i)      Corner Lots. A corner lot shall not be used for a parking structure.

ii)     Adjacent Parking Lots. Two parking facilities (lots or structures) cannot be located directly adjacent to one another.

iii)    No façade of the Parking Structure shall be located on, 5600 South, 1900 West or Riverdale Road unless the ground floor of the parking structure contains an active use or the structure is Architecturally treated.

iv)   Distance. Parking lot must be within 660 feet of the principal entrance to the associated use unless:

(1)  At least 75% of the spaces are dedicated for public use.

(2)  An approved parking agreement is in place (refer to 10-13-6 Parking).

v)    Pedestrian Access. Must be connected to associated use by a dedicated, public pedestrian pathway.

vi)   Commercial Vehicles. Parking structures for commercial vehicles are not permitted in these districts.

j)      Utility and Infrastructure.  A lot that is primarily utilized for the City’s infrastructure needs.  Utility and infrastructure includes such uses as electric or gas services, sewage treatment, water treatment and storage, and energy conversion systems. In all districts, utilities and infrastructure require a Conditional Use Permit (“C”).

k)    Open Space.  A use of land for active or passive, public or private, outdoor space, including such uses as parks, plazas, greens, playgrounds, or community gardens. Refer to 10-13-4 Open Space Types for permitted forms of open space. Open space uses may also be utilized to host temporary private or community events, such as a farmer’s market or art fair. In the districts where open space is permitted with development standards (“D”), the following apply:

i)      Parking. Parking lots are not permitted in open space in any district unless otherwise specified by the Open Space Type.

ii)     Stormwater Accommodations. Open space that incorporates stormwater management on a site or district scale is encouraged.

(1)  Stormwater facilities shall be designed to accommodate additional uses, such as an amphitheater or a sports field.

(2)  Stormwater facilities shall be designed not to be fenced and shall not impede public use of the land they occupy.

iii)    This use may involve small scale food and beverage service, no more than 200 square feet in space, located in a kiosk,

iv)   Buildings located directly adjacent to an open space use shall treat facades facing this use with street façade requirements.

l)      Accessory Uses.  A category of uses that are not permitted to serve as the principal use on a zoning lot.

i)      Home Occupation. An occupational use that is clearly subordinate to the principal use as a residence and does not require any alteration to the exterior of a building.

ii)     Parking Lot. An uncovered paved surface used solely for the parking of vehicles, intended for use by the occupants in an adjacent building on the lot. Parking lot locations are regulated by Building Type. Refer to 10-13-3 Building Types.

iii)    Parking Structure. A structure used solely for the parking of vehicles, intended for use by the occupants in an adjacent building on the lot. Parking Structures within the buildings are regulated per Building Type. Refer to 10-13-3 Building Type. Separate structure locations are also regulated by Building Type, but shall also meet all of the requirements of 10-13-2 (i) Parking Structure.

iv)   Outdoor Storage of Goods. Permanent outdoor storage of goods not typically housed or sold indoors, such as large scale materials and building and landscape supplies. In the districts where outdoor storage of goods is permitted with development standards (“D”), the following development standards apply:

(1)  Outdoor storage areas shall be located in the rear or side yard of the lot.

(2)  Loose materials shall not be stacked higher than the screening fence.

(3)  Loose materials shall at a minimum be stored in a three-sided shelter

(4)  Materials shall be set back a minimum of five feet from any lot line.

(5)  All outdoor storage areas shall be screened from view of adjacent parcels and vehicular rights-of-way using the heavy side or rear buffer, refer to 10-13-5 Landscape Requirements for Side and Rear Buffer.

v)    Storage Structure. Permanent structure for the storage of goods, vehicles and equipment associated with the business. In the districts where Storage Structures is permitted with development standards (“D”), the following development standards apply:

(1)  Shall be located a minimum of 25 feet behind the principal structure in the rear yard.

(2)  Minimum Side and Rear setbacks are ten (10) feet. Except if adjacent to a residential zone, then see 10-13-3 2) b) iv).

(3)  The maximum height is twenty-five (25) feet. If the primary structure is less than twenty-five (25) feet, the maximum height is the same height as the primary structure.

(4)  Building Facade Materials shall keep with the Aerospace theme.

(a)  Must be of similar materials and colors as one of the primary structures “Primary Façade Materials. and can be 100% of any primary material used by the primary structure.

(b)  Vertical Façade divisions every 50 feet.

(c)  Roof Types are parapet, pitched or flat.

(d)  Minimum Transparency of the façade facing the street is 15%.

1)    Introduction to Building Type Standards.

a)     Introduction.  The Building Types detailed in 10-13-3 Building Types outline the required building forms for new construction and renovated structures within the Districts

b)    General Requirements.  All Building Types must meet the following requirements.

i)      Zoning Districts. Each Building Type shall be constructed only within its designated districts. Refer to Table 3.1 (1) Permitted Building Types by Districts.

ii)     Uses. Each Building Type can house a variety of uses depending on the district in which it is located. Refer to 10-13-2 Uses for uses permitted per district. Some Building Types have additional limitations on permitted uses.

iii)    No Other Building Types. All buildings constructed must meet the requirements of one of the Building Types permitted within the zoning district of the lot.

iv)   Permanent Structures. All buildings constructed shall be permanent construction without a chassis, hitch, or wheels, or other features that would make the structure mobile, unless otherwise noted.

v)    Accessory Structures.

(1)  Attached accessory structures are considered part of the principal structure.

(2)  Detached accessory structures are permitted per each Building Type and shall comply with all setbacks except the following:

(a)   Are not permitted in the front yard.

(b)  Shall be located behind the principal structure in the rear yard.

(c)   Shall not exceed the height of the principal structure

2)   Explanation of Building Type Table Standards.  The following explains and further defines the standards outlined on the tables for each Building Type, refer to 10-13-3 3) through 10-13-3 7).

a)     Building Siting.  The following explains the line item requirements within the first section of each Building Type Table entitled “Building Siting”.

i)      Multiple Principal Structures. The allowance of more than one principal structure on a lot.

ii)     Front Property Line Coverage. Refer to Figure 3.2 (1). Measuring Front Property Line Coverage. Measurement defining the minimum percentage of street wall or building façade required along the street. The width of the principal structure(s) (as measured within the front build-to zone) shall be divided by the maximum width of the front build-to zone (BTZ).

(1)  Certain buildings have this number set to also allow the development of a courtyard along the front property line.

(2)  Some frontage types allow side yard parking to be exempted from the front lot line coverage calculation. If such an exemption is permitted, the width of up to one double loaded aisle of parking, located with the drive perpendicular to the street and including adjacent sidewalks and landscaping, may be exempted, to a maximum of 72 feet.

iii)    Occupation of Corner. Occupying the intersection of the front and corner build-to zones with a principal structure.

iv)   Front Build-to Zone. The build-to zone or setback parallel to the front property line. Building components, such as awnings or signage, are permitted to encroach into the build-to zone

(1)  All build-to zone and setback areas not covered by building must contain either landscape, patio space, or sidewalk space.

v)    Corner Build-to Zone. The build-to zone or setback parallel to the corner property line.

(1)  All build-to zone and setback areas not covered by building must contain either landscape, patio space, or sidewalk space.

vi)   Minimum Side Yard Setback. The minimum required setback along a side property line.

vii)  Minimum Rear Yard Setback. The minimum required setback along a rear property line.

viii) Minimum & Maximum Lot or Building Width. Depending on the Building Type, either the minimum or maximum building or unit width will be noted or the minimum and maximum width of a lot, all measured at or parallel to the front property line.

ix)   Parking & Loading Location. The yard in which a surface parking lot, detached garage, attached garage door access, loading and unloading, and associated drive is permitted.

x)    Vehicular Access. The permitted means of vehicular ingress and egress to the lot.

Figure 3.2 (1). Measuring Front Property Line Coverage

b)    Height.  The following explains the line item requirements for each Building Type Table within the second section entitled “Height”.

i)     Minimum Overall Height. The minimum overall height for the building shall be located within the build-to zone; stories above the required minimum height may be stepped back from the façade.

ii)     Maximum Overall Height. The sum of a building’s total number of stories.

(1)  Half stories are located either completely within the roof structure with street-facing windows or in a visible basement exposed a maximum of one half story above grade.

(2)  A building incorporating both a half story within the roof and a visible basement shall count the height of the two half stories as one full story.

(3)  Some Building Types require a building façade to step back as its height increases. If required, the upper stories of any building façade with street frontage shall be setback a designated amount beyond the building façade of the lower stories.

iii)    Ground Story and Upper Story, Minimum and Maximum Height. (Refer to Figure 3.2 (2). Measuring Height). Each frontage type includes a permitted range of height in feet for each story. Additional information is as follows:

(1)  Floor height is measured in feet between the floors of a story to the floor of the story above it.

(2)  Floor height requirements apply only to street facing façades.

(3)  For single story buildings and the uppermost story of a multiple story building, floor to floor height shall be measured from the floor of the story to the tallest point of the ceiling.

Figure 3.2 (2). Measuring Height

iv)    Existing Single Family Residential Buffer. In order to assure compatibility of new construction with adjacent single family neighborhoods.

(1)    Transitions for Single Family Homes Sharing a Property Line. A 20-foot setback is required from the property line adjacent to a single family detached home. At 20 feet, 25-foot building height is permitted in between the property line and 30 feet. After 30 feet, every 1 foot in additional horizontal distance from the property line permits 1 foot of additional vertical building height. After 40’, building heights, as permitted in 10-13-3 Building Types, is allowed. See Figure 3.2 (3).

Figure 3.2 (3). Transition for Single-Family Homes Sharing a Property Line

(2)  Transitions for Single Family Homes Across a Public Street.  A 10-foot setback is required from the right-of-way line for any building directly across the street from an existing single-family or two-family zoned parcel. At 10 feet, a 35-foot building height is permitted in between the property line and 30 feet. After 30 feet, building heights, as permitted in 10-13-3 Building Types, is allowed. See Figure 3.2 (4).

Figure 3.2 (4). Transitions for Single-Family Homes Across a Public Road

c)    Uses.  The following explains the line item requirements for each Building Type Table within the third section entitled “Uses” Refer to Section 10-13-2. Uses for uses permitted within each Zoning District. The requirements in this section of the Building Type Tables may limit those uses within a specific Building Type. Table 3.2 (3), illustrates an example of the Uses table from a typical Building Type.

i)      Ground and Upper Story. The uses or category of uses which may occupy the ground and/or upper story of a building.

ii)     Parking Within Building. The area(s) of a building in which parking is permitted within the structure.

iii)    Required Occupied Space. The area(s) of a building that shall be designed as occupied space, defined as interior building space regularly occupied by the building users. It does not include storage areas, utility space, or parking.

d)    Street Façade Requirements.  The following explains the line item requirements for each Building Type Table 3.3 through 3.7, within the fourth section entitled “Street Façade Requirements.” Street Façade Requirements apply only to façades facing a public or private right-of-way. The rear or interior side yard façades are not required to meet these standards unless otherwise stated.

i)      Minimum Ground Story and Upper Floor Transparency. (Refer to Figure 3.2 (5), Measuring Transparency per Façade). The minimum amount of transparency required on street façades with street frontage.

(1)  Transparency is any glass in windows and/or doors, including any mullions that is highly transparent with low reflectance.

(2)  Ground Story Transparency, when defined separately from the overall minimum transparency, shall be measured between two feet and eight feet from the average grade at the base of the front façade.

(3)  A general Minimum Transparency requirement shall be measured from floor to floor of each story.

ii)     Blank Wall Limitations. A restriction of the amount of windowless area permitted on a façade with street frontage. If required, the following shall both be met for each story:

(1)  No rectangular area greater than 30% of a story’s façade, as measured from floor to floor, may be windowless; and

(2)  No horizontal segment of a story’s façade greater than 15 feet in width may be windowless.

iii)    Entrance Type. The Entrance Type(s) permitted for the entrance(s) of a given Building Type. A mix of permitted Entrance Types may be utilized. Refer to 10-13-3 i Entrance Types for definition of and additional requirements for each Entrance Type.

iv)   Principal Entrance Location. The façade on which the primary building entrance is to be located.

v)    Required Number of Street Entrances. The minimum number of and maximum spacing between entrances on the ground floor building façade with street frontage.

vi)   Vertical Façade Divisions. The use of a vertically oriented expression line or form to divide the façade into increments no greater than the dimension shown, as measured along the base of the façade. Elements may include a column, pilaster, or other continuous vertical ornamentation a minimum of one and a half inch depth.

vii)  Horizontal Façade Divisions. The use of a horizontally oriented expression line or form to divide portions of the façade into horizontal divisions. Elements may include a cornice, belt course, molding, string courses, or other continuous horizontal ornamentation a minimum of one and a half inch depth

e)    Roof Type.  The following explains the line item requirements for each Building Type Table in Sections 10-13-2 3) through 10-13-2 7), within the fifth section entitled “Roof Types”.

i)    Permitted Roof Type. The roof type(s) permitted for a given Building Type. Refer to 10-13-2 9. Roof Types for more specific requirements.

ii)   Tower. A vertical building extension that may be permitted in conjunction with another roof type on certain Building Types. Refer to 10-13-2 9 Roof Types.

Figure 3.2 (5). Measuring Transparency

3)   Storefront Building.

a)     Description & Intent. The Storefront Building is intended for use as a mixed use building located close to the front property line with parking typically in the rear or side of the lot. 

The key façade element of this Building Type is the storefront required on the ground floor front façade, with large amounts of glass and regularly spaced entrances. 

This building type is adaptable to be used in a variety of intensities and heights, depending on the district within which it is located.

b)    Regulations.  Regulations for the Storefront Building Type are defined in the adjacent table.

	Typical Site Plan	Site Plan with Side Yard Parking
	Figure 3.3 (1). Building Siting
	Figure 3.3 (2). Height & Use Requirements	Figure 3.3 (3). Street Façade Requirements

4)   General Stoop Building.

a)     Description & Intent.  The General Stoop Building Type is limited in terms of uses by the district within which it is located, generally housing office and/or residential uses. The General Stoop building is intended to be built close to the front and passing pedestrians and transit riders. Parking may be provided in the rear of the lot, internally in the building, or, in some cases, one double loaded aisle of parking is permitted in the interior or the side yard at the front property line. 

This building is available in a variety of intensities and heights, depending on the district within which it is located.

b)     Regulations for the General Stoop Building Type are defined in the adjacent table.

	Typical Site Plan	Site Plan with Side Yard Parking
	Figure 3.4 (1). Building Siting
	Figure 3.4 (2). Height & Use Requirements	Figure 3.4 (3). Street Façade Requirements

5)    Limited Bay Building.

a)     Description & Intent.  The Limited Bay Building Type permits a lower level of ground floor storefront façade and a single vehicle bay with garage door access on the Primary Street. A wider range of uses can also be accommodated within this Building Type, including craftsman industrial uses. This Building Type is still intended to be built close to the front and corner property lines allowing easy access to passing pedestrians and transit riders, and continuing the fabric of the Storefront Building Type. Parking may be provided in the rear of the lot, internally in the building, or one double loaded aisle of parking is permitted in the interior or the side yard at the front property line.

b)    Regulations.  Regulations for the Limited Bay Building Type are defined in the adjacent table.

	Figure 3.5 (1). Building Siting
	Figure 3.5 (2). Height & Use Requirements	Figure 3.5 (3). Street Façade Requirements

6)    Large Format Building

a)     Description & Intent.  The Large Format Building Type permits a large building footprint with a ground floor storefront façade. The minimum sized building footprint of the Large Format Building Type is 35,000 total square feet. If a building is to have a smaller footprint than the minimum 35,000 sf requirement than it will not be considered or approved as a Large Format Building.

This building type is usually provided only single certificate of occupancy, and is commonly referred to as a “big-box” or “mid-box” structure.

This Building Type is still intended to be built close to the front and corner property lines allowing easy access to passing pedestrians and transit riders, and continuing the fabric of the Storefront Building Type. Parking may be provided in the rear of the lot, internally in the building, or one double loaded aisle of parking is permitted in the interior or the side yard at the front property line.

b)    Regulations.  Regulations for the Large Format Building Type are defined in the adjacent table.

	Typical Site Plan	Site Plan with Side Yard Parking
	Figure 3.6 (1). Building Siting
	Figure 3.6 (2). Height & Use Requirements	Figure 3.6 (3). Street Façade Requirements

7)    Civic Building.

a)     Description & Intent.  The Civic Building is the most flexible Building Type intended only for civic and institutional types of uses. These buildings are distinctive within the urban fabric created by the other Building Types and could be designed as iconic structures. In contrast to most of the other Building Types, a minimum setback line is required instead of a build to zone, though this setback is required to be landscaped. Parking is limited to the rear in most cases. 

The minimum and maximum heights of this Building Type depend on the district within which it is located.

b)    Regulations.  Regulations for the Civic Building type are defined in the adjacent table.

	Figure 3.7 (1). Building Siting
	Figure 3.7 (2). Height & Use Requirements	Figure 3.7 (3). Street Façade Requirements

8)    Row Building

a)     Description & Intent.  The Row Building is a building typically composed of multiple vertical units, each with its own entrance to the street. This Building Type may be organized as townhomes or rowhomes, or it could also incorporate live/work units where uses are permitted

Parking may be incorporated either into a detached or in an attached garage accessed from the rear of the building. However, when the garage is located within the building, a minimum level of occupied space is required on the front façade to ensure that street façade is active

b)    Regulations.  Regulations for the Row Building type are defined in the adjacent table.

	Site Plan with Rear Access Attached Garages	Site Plan with Rear Access Detached Garage
	Figure 3.8 (1). Building Siting
	Figure 3.8 (2). Building Height & Use Requirement	Figure 3.8 (3). Street Façade Requirements

9)    Entrance Types.  Entrance type standards apply to the ground story and visible basement of front façades of all Building Types as defined in this Section. Refer to the Building Type Table Requirements, Sections 10-13-3 3) through 10-13-3 8).

a)     General.  The following provisions apply to all entrance types.

i)      Intent. To guide the design of the ground story of all buildings to relate appropriately to pedestrians on the street. Treatment of other portions of the building façades is detailed in each Building Type standard (refer to Building Types 10-13-3 3) through 10-13-3 8)).

ii)     Applicability. The entire ground story street-facing façade(s) of all buildings shall meet the requirements of at least one of the permitted entrance types, unless otherwise stated.

iii)    Measuring Transparency. Refer to 10-13-3 2 Explanation of Building Type Table Standards, for information on measuring building transparency.

iv)   Visible Basements. Visible basements, permitted by entrance type, are optional. The visible basement shall be a maximum of one-half the height of the tallest story.

b)    Storefront Entrance Type.  The Storefront entrance type is a highly transparent ground story treatment designed to serve primarily as the display area and primary entrance for retail or service uses (Refer to Figure 3.9 (1)).

i)      Transparency. Minimum transparency is required per Building Type.

ii)     Elevation. Storefront elevation shall be between zero and one foot above sidewalk.

iii)    Visible Basement. A visible basement is not permitted.

iv)   Horizontal Façade Division. Horizontally define the ground story façade from the upper stories.

v)    Entrance. All entries shall be recessed from the front façade closest to the street.

(1)  Recess shall be a minimum of three feet and a maximum of eight feet deep, measured from the portion of the front façade closest to the street.

(2)  When the recess falls behind the front build-to zone, the recess shall be no wider than eight feet.

Figure 3.9 (1). Storefront Entrance Types

c)     Standard Entrance Type.  The standard entrance type uses architectural elements to create a highly visible building entrance that is well integrated into the building’s overall design (Refer to Figure 3.9 (2)).

i)      Transparency. Minimum transparency is required per Building Type.

ii)      Elevation. Entrance elevation shall be between zero and one foot above sidewalk.

Figure 3.9 (2). Standard Entrance Type

d)     Arcade Entrance Type.  An Arcade entrance type is a covered pedestrian walkway within the recess of a ground story (Refer to Figure 3.9 (3)).

i)      Arcade. An open-air public walkway is required from the face of the building recessed into the building a minimum of eight and a maximum of 15 feet.

ii)     Build-to Zone. When the Arcade is utilized, the outside face of the Arcade shall be considered the front façade, located within the required build-to zone.

iii)    Recessed or Interior Façade. Storefront entrance type is required on the recessed ground story façade.

iv)   Column Spacing. Columns shall be spaced between ten feet and 12 feet on center.

v)    Column Width. Columns shall be a minimum of 1’-8” and a maximum 2’-4” in width.

vi)   Arcade Opening. Opening shall not be flush with interior arcade ceiling and may be arched or straight.

vii)  Horizontal Façade Division. Horizontally define the ground story façade from the upper stories.

viii)  Visible Basement. A visible basement is not permitted.

Figure 3.9 (3). Arcade Entrance Type

e)     Stoop Entrance Type.  A stoop is an unroofed, open platform (Refer to Figure 3.9 (4)).

i)      Transparency. Minimum transparency is required per Building Type.

ii)     Stoop Size. Stoops shall be a minimum of three feet deep and six feet wide.

iii)    Elevation. Stoop elevation shall be located a maximum of 2’-6” above the sidewalk without visible basement and a maximum of 4’-6” above the sidewalk with a visible basement.

iv)   Visible Basement. A visible basement is permitted and shall be separated from the ground story by an expression line.

iv)   Entrance. All entries shall be located off a stoop.

Figure 3.9 (4). Stoop Entrance Type

f)     Porch Entrance Type.  A porch is a raised, roofed platform that may or may not be enclosed on all sides (Refer to Figure 3.9 (5)).

i)      Transparency.

(1)  Minimum transparency per Building Type is required.

(2)  If enclosed, a minimum of 40% of the enclosed porch shall be comprised of highly transparent, low reflectance windows.

ii)     Porch Size. The porch shall be a minimum of five feet deep and eight feet wide.

iii)    Elevation. Porch elevation shall be located a maximum of 2’-6” above the sidewalk without a visible basement and a maximum of 4’-6” above the sidewalk with a visible basement.

iv)   Visible Basement. A visible basement is permitted.

v)    Height. Porch may be two stories to provide a balcony on the second floor.

vi)   Entrance. All entries shall be located off a porch.

Figure 3.9 (5). Porch Entrance Type

10)    Roof Types.  Roof type standards apply to the roof and cap of all Building Types as defined in this Section. Refer to the Building Type Table Requirements, Sections 10-13-3 3) through 10-13-3 8).

a)     General Provisions.  The following provisions apply to all roof types.

i)      Intent. To guide the design of the cap of all buildings.

ii)     Applicability. All buildings shall meet the requirements of one of the roof types permitted for the Building Type.

iii)    Measuring Height. Refer to Section 10-13-3 2 b for information on measuring building height.

iv)   Other Roof Types. Other building caps not listed as a specific type may be made by a request to the Zoning Administrator with the following requirements:

(1)  The roof type shall not create additional occupiable space beyond that permitted by the Building Type.

(2)  The shape of the Roof Type shall be significantly different from those defined in this section 10-13-2 10 Roof Types, i.e. a dome, spire, vault.

(3)  The building shall warrant a separate status within the community from the fabric of surrounding buildings, with a correspondence between the form of the roof type and the meaning of the building use.

b)    Parapet Roof Type.  A parapet is a low wall projecting above a building’s roof along the perimeter of the building. It can be utilized with a flat or low pitched roof and also serves to limit the view of roof-top mechanical systems from the street (Refer to Figure 3.9 (1), Parapet Roof Type).

i)      Parapet Height. Height is measured from the top of the upper story to the top of the parapet.

(1)  Minimum height is two feet with a maximum height of six feet.

(2)  The parapet shall be high enough to screen the roof and any roof appurtenances from view of the street(s).

ii)     Horizontal Expression Lines. An expression line shall define the parapet from the upper stories of the building and shall also define the top of the cap.

iii)    Occupied Space. Occupied space shall not be incorporated behind this roof type.

Figure 3.10 (1). Parapet Roof Type

c)     Pitched Roof Type.  This roof type has a sloped or pitched roof. Slope is measured with the vertical rise divided by the horizontal span or run (Refer to Figure 3.10 (2), Pitched Roof Type).

i)      Pitch Measure. The roof may not be sloped less than a 4:12 (rise:run) or more than 16:12.

(1)  Slopes less than 4:12 are permitted to occur on second story or higher roofs. (Refer to Figure 3.10 (2) Low Pitched Roof).

ii)     Configurations.

(1)  Hipped, gabled, and combination of hips and gables with or without dormers are permitted.

(2)  Butterfly roofs (inverted gable roof) are permitted with a maximum height of eight feet, inclusive of overhang.

(3)  Gambrel and mansard roofs are not permitted.

iii)    Parallel Ridge Line. A gabled end or perpendicular ridge line shall occur at least every 100 feet of roof when the ridge line runs parallel to the front lot line. (Refer to Figure 3.10 (3). Parallel Ridge Line).

iv)   Roof Height. Roofs without occupied space and/or dormers shall have a maximum height on street-facing façades equal to the maximum height permitted for the Building Type.

v)   Occupied Space. Occupied space may be incorporated behind this roof type.

Pitched Roof Type (Gable Roof)	Low Pitched Roof Type (Hip Roof)
Figure 3.10 (2). Pitched Roof Types

Parallel Ridge Line with Gable

Figure 3.10 (3). Parallel Roof Type

d)     Flat Roof Type.  This roof type has a flat roof with overhanging eaves (Refer to Figure 3.10 (4). Flat Roof Type).

i)      Configuration. Roofs with no visible slope are acceptable. Eaves are required on all street facing façades.

ii)     Eave Depth. Eave depth is measured from the building façade to the outside edge of the eave. Eaves shall have a depth of at least 14 inches.

iii)    Eave Thickness. Eave thickness is measured at the outside edge of the eave, from the bottom of the eave to the top of the eave. Eaves shall be a minimum of eight inches thick.

iv)   Interrupting Vertical Walls. Vertical walls may interrupt the eave and extend above the top of the eave with no discernible cap.

(1)  No more than one-half of the front façade can consist of an interrupting vertical wall.

(2)  Vertical walls shall extend no more than four feet above the top of the eave.

v)   Occupied Space. Occupied space shall not be incorporated behind this roof type.

Figure 3.10 (4). Flat Roof Type

e)     Towers.  A tower is a rectilinear or cylindrical, vertical element, that must be used with other roof types (Refer to Figure 3.10 (5). Tower).

i)      Quantity. All Building Types, with the exception of the Civic Building, are limited to one tower per building.

ii)     Tower Height. Maximum height, is the same as the maximum allowance within building type

iii)    Tower Width. Maximum width along all façades is one-third the width of the front façade or 30 feet, whichever is less.

iv)   Horizontal Expression Lines. An expression line shall define the tower from the upper stories, except on single family or attached house residential Building Types.

v)    Occupied Space. Towers may be occupied by the same uses allowed in upper stories of the Building Type to which it is applied.

vi)   Application. May be combined with all other roof types.

vii)  Tower Cap. The tower may be capped by the parapet, pitched, low pitched, or flat roof types, or the spire may cap the tower.

Figure 3.10 (5). Tower

11)    Aerospace Design Theme Requirements.  The following requirements apply to all of the Downtown Districts.  The design theme and aesthetic for new buildings in the Downtown Core Districts should build off of the City’s proximity and relationship to Hill Air Force Base and the Ogden-Hinckley Airport, and utilize materials and colors that reflect a modern, aerospace aesthetic. This theme should primarily be expressed through materials used and the articulation of the building mass and roof.

a)     Materials and Color.

i)      Primary Façade Materials. 80% of each façade shall be constructed of primary materials. For façades over 100 square feet, more than one material shall be used to meet the 80% requirement.

(1)  The primary materials that will result in the intended visual aesthetic are metal, including architectural metal panels and cladding, glass, brick, and natural stone. These materials should be prominently featured. Other permitted primary building materials include high quality, durable materials, such as stone, brick; fiber cement board, shingled, or panel siding; glass. Other high quality synthetic materials may be approved during the site plan process with an approved sample and examples of successful, high quality local installations. Refer to Figures 3.11 (1) - 3.11 (4).

Figure 3.11 (1). Aerospace Design Theme	Figure 3.11 (2). Aerospace Design Theme
Figure 3.11 (3). Aerospace Design Theme	Figure 3.11 (4). Aerospace Design Theme

i)      Secondary Façade Materials. Secondary materials are limited to details and accents and include concrete, wood, and EIFS.

(1)  Exterior Insulation and Finishing Systems (EIFS) is permitted for trim only or on upper floor façades only.

ii)     Roofs. Roofs should be flat, or sloped, as demonstrated in Figures 3.10 (1) - 3.10 (4). If appropriate to the building type, architects should utilize roof features and projections to evoke the aerospace theme.

iii)    Appropriate Grade of Materials.  Commercial quality doors, windows, and hardware shall be used on all Building Types with these districts

a)     Windows, Awnings, and Shutters.

i)      Windows. Percent of transparency is required per Building Type. ii)     Awnings. All awnings shall be canvas or metal. Plastic awnings are not permitted. Awning types and colors for each building face shall be coordinated. Refer to Figure 3.11 (5).

iii)     Shutters. If installed, shutters, whether functional or not, shall be sized for the windows. If closed, the shutters shall not be too small for complete coverage of the window. Shutters shall be of high quality materials.

Permitted Awnings: Canvas	Permitted Awnings: Metal	Prohibited Awnings: Plastic
Figure 3.11 (5). Awnings

b)     Balconies.  The following applies in all locations where balconies are incorporated into the façade design facing any street or parking lot.

i)      Connection to Building. Balconies that are not integral to the façade shall be independently secured and unconnected to other balconies.

12) The following requirements apply to the Urban Corridor District. These design guidelines affect a building’s appearance and the overall district cohesiveness. They improve the physical quality of buildings, enhance the pedestrian experience, and protect the character of the neighborhood.

a) Materials and Color.

i) Primary Facade Materials. 80% of each facade shall be constructed of primary materials. For facades over 100 square feet, more than one material shall be used to meet the 80% requirement.

(1) Permitted primary building materials include high quality, durable, natural materials, such as stone, brick; wood lap siding; fiber cement board lapped, shingled, or panel siding; glass. Other high quality synthetic materials may be approved during the site plan process with an approved sample and examples of successful, high quality local installations. Refer to Figure 5.12 (1).

ii) Secondary Facade Materials. Secondary materials are limited to details and accents and include gypsum reinforced fiber concrete for trim and cornice elements; metal for beams, lintels, trim, and ornamentation, and exterior architectural metal panels and cladding.

(1) Exterior Insulation and Finishing Systems (EIFS) is permitted for trim only or on upper floor facades only.

iii) Roof Materials. Acceptable roof materials include 300 pound or better, dimensional asphalt composite shingles, wood shingles and shakes, metal tiles or standing seam, slate, and ceramic tile. “Engineered” wood or slate may be approved during the site plan process with an approved sample and examples of successful, high quality local installations. Refer to Figure 5.12 (1).

iv) Color. Main building colors shall utilize any historic palettes from any major paint manufacturer. Other colors may be utilized or details and accents, not to exceed a total area larger than 10% of the facade surface area.

v) Appropriate Grade of Materials. Commercial quality doors, windows, and hardware shall be used on all Building Types with the exception of the Row Building and the Yard Building. Refer to Figure 5.12 (1).

Primary Materials: Bricks	Primary Materials: Stone	Roof Materials: Asphalt Compositie Shingles
Primary Materials: Painted Wood		Primary Materials: Ceramic Tile
5.12 (1)

13) Additional Design Requirements.  The following outlines the district design guidelines that affect a building’s appearance and district cohesiveness. They improve the physical quality of buildings, enhance the pedestrian experience, and protect the character of the neighborhood.

a)     Building Variety. Building design shall vary between vertical façade divisions, where required per the Building Types, and from adjacent buildings by the type of dominant material or color, scale, or orientation of that material and at least two of the following. Refer to Figure 3.12 (1) for one illustration of this requirement.

i)      The proportion of recesses and projections.

ii)     The location of the entrance and window placement, unless storefronts are utilized.

iii)     Roof type, plane, or material, unless otherwise stated in the Building Type requirements.

Figure 3.12 (1). Building Variety

1) General Requirements

a)     Intent.  To provide open space as an amenity that promotes physical and environmental health within the community and to provide each household with access to a variety of active and passive open space types.

b)    General Requirements.  Development of parcels over 5 acres are required to provide 5% of total lot size as civic open space. Developer shall work with the City to determine the appropriate location of open space. For parcels under 5 acres, impact fees and other funding will be used as mechanisms to ensure adequate open space will be provided within each district. All open space shall meet the following requirements.

i)      All open space provided within any Place Type shall comply with one of the Open Space Types defined by 10-13-4 2 through 10-13-4 6.  However, alternate designs can be reviewed and approved by the Planning Commission.  Continuous pedestrian walkways and trails may be a component of the Open Space.

ii)     Access. All Public Open Space types shall provide public access from a vehicular right-of-way.

iii)    Location. Open Space Types shall be platted as a lot or, with permission of the City, may be located within the right-of-way. Open Space Types shall be zoned with an open space zoning designation or an adjacent zoning designation.

iv)   Ownership. Open Space Types may either be publicly or privately owned. Certain private open space types not addressed in this section, such as rooftop gardens or internal courtyards may be private, though they do not count toward required open space total.

v)    Parking Requirements. Parking shall not be required for any Open Space Type, unless a use other than open space is determined by the Zoning Administrator.

vi)   Continuity. Connections to existing or planned trails or open space types shall be made when the open Space abuts an existing or planned trail right-of-way or other civic open space type.

c)    Definition of Requirements.  The following further explains or defines the requirements included in Tables 4.2 (1) through 4.6 (1) for each Open Space Type. Refer to each table for the specific requirements of each Open Space Type.

i)      Size.

(1)  Minimum Size. The minimum size of the Open Space Type is measured within the parcel lines of the property.

(2)  Maximum Size. The maximum size of the Open Space Type is measured within the parcel lines of the property.

(3)  Minimum Dimension. The minimum length or width of  the Open Space Type, as measured along the longest two straight lines intersecting at a right angle defining the maximum length and width of the lot. Refer to Figure 4.1 (1).

ii)     Site Access. The location and number of access points to the site, the interior circulation pattern, and the separation between pedestrians and vehicles shall be designed to maximize safety and convenience, and should be harmonious with proposed and neighboring buildings. Appropriate vehicular and pedestrian cross access agreements and easements shall be provided.

iii)    Improvements. The following types of development and improvements may be permitted on an Open Space Type.

(1)  Designated Sports Fields Permitted. Sports fields, ball courts, or structures designated for one or more particular sports including, but not limited to, baseball fields, softball fields, soccer fields, basketball courts, football fields, tennis courts, climbing walls, and skate parks are permitted.

(2)  Playgrounds Permitted. Playgrounds include a defined area with play structures and equipment.

(3)  Fully Enclosed Structures Permitted. Fully enclosed structures may include such uses as park offices, maintenance sheds, community centers, and restrooms.

(a)   Maximum Area. For some civic open space types, fully enclosed structures are permitted, but limited to a maximum building coverage as a percentage of the open space area.

(b)  Semi-Enclosed Structures. Open-air structures, such as gazebos, are permitted in all open space types.

(4)  Maximum Percentage of Open Water Body. The maximum amount of area within an Open Space Type that may be covered by an open water body, including, but not limited to, ponds, lakes, and pools.

d)    Stormwater in Open Space Types.  Stormwater management practices, such as storage and retention facilities, may be integrated into Open Space Types and utilized to meet stormwater requirements for surrounding parcels.

i)      Stormwater Features. Stormwater features in civic open space may be designed as formal or natural amenities with additional uses other than stormwater management, such as an amphitheater, sports field, or a pond or pool as part of the landscape design. Stormwater features shall not be fenced and shall not impede public use of the land they occupy.

ii)      Qualified Professional. A qualified landscape design professional, such as a landscape architect or certified landscape designer, shall be utilized to incorporate stormwater features into the design of the civic open spaces.

2) Plaza.

a)    Intent.  To provide a formal Open Space of medium scale to serve as a gathering place for civic, social, and commercial purposes. Special features, such as fountains and public art installations, are encouraged.

Figure 4.2 (1). Typical Plaza Layout

3)   Square. 

a)    Intent.  To provide a formal Open Space of medium scale to serve as a gathering place for civic, social, and commercial purposes. Squares are rectilinear in shape and are typically bordered on all sides by a vehicular right-of-way, which together with building facades creates its definition.

Figure 4.3 (1). Typical Square Layout

4)   Green.

a)    Intent.  To provide informal, medium scale active or passive recreation for neighborhood residents within walking distance, mainly fronted by streets. 

Figure 4.4 (1). Typical Green Layout

5)   Commons.

a)    Intent.  To provide an informal, small to medium scale space for active or passive recreation for a limited neighborhood area. Commons are typically internal to a block and tend to serve adjacent residents.

Figure 4.5 (1). Typical Common Layout

6)   Pocket Park Open Space Type. 

a)    Intent.  To provide small scale, primarily landscaped active or passive recreation and gathering space for neighborhood residents within walking distance.

Figure 4.6 (1). Typical Pocket Park Layout

1)   General Requirements.

a)    Intent.  The landscape standards outlined in this section are designed to meet the following set of goals.

i)     To provide for healthy, long-lived street trees within all public ways to improve the appearance of streets and to create a buffer between pedestrian and vehicular travel lanes.

ii)    To increase the compatibility of adjacent uses and minimize the adverse impacts created by adjoining or neighboring uses.

iii)   To promote the prudent use of water and energy resources by achieving and maintaining sustainable, functional landscapes.

iv)  To shade large expanses of pavement and reduce the urban heat island effect.

b)   Applicability.  Landscaping, trees, and buffers shall be installed as detailed in this section.

i)     General Compliance. Application of this section to existing uses shall occur with the following developments.

(1)  Any development of new or significant improvements to existing parking lots, loading facilities, and driveways. Significant improvements include new driveways, new spaces, new medians, new loading facilities, or complete reorganization of the parking and aisles.

(2)  Alteration to an existing principal or accessory structure that results in a change of 30% or more in the structure’s gross floor area.

ii)    Landscape plans shall comply with the following

(1)  Turf grass not to exceed 15% of the total landscaped area (designated recreational areas excluded)

(2)  No turf grass in parking lot landscape islands, park-strips, buffer areas or any area less then eight (8) feet wide.

(3)  An Irrigation System Design should be used for all areas to conserve water

iii)     Buffers. Landscape buffers are required according to the provisions in this section with the following exceptions.

(1)  Shared Driveways. Buffers shall not be required along a property line where a curb cut or aisle is shared between two adjoining lots.

(2)  Points of Access. Buffering is not required at driveways or other points of access to a lot.

iii)   Temporary Uses. These provisions do not apply to temporary uses, unless determined otherwise by the Zoning Administrator.

2)   Installation of Landscape.

a)    Intent.  The following provisions aid in ensuring that all required landscaping is installed and maintained properly.

b)   Applicability.  These provisions apply to landscape installation as required by this section.

c)   General Installation Requirements.  The installation of landscaping shall adhere to the following standards.

i)     National Standards. Best management practices and procedures according to the nationally accepted standards shall be practiced.

(1)  Installation. All landscaping and trees shall be installed in conformance with the practices and procedures established by the most recent edition of the American Standard for Nursery Stock (ANSI Z60.1) as published by the American Association of Nurserymen.

(2)  Maintenance and Protection. All landscaping and trees shall be maintained according to the most recent edition of the American National Standards Institute, including its provisions on pruning, fertilizing, support systems, lighting protection, and safety.

ii)    Installation. Landscaping shall be fully installed prior to the issuance of a certificate of completeness.

(1)  If seasonal conditions preclude the complete installation, a cash escrow or irrevocable letter of credit, equal to 1.5 times the installation costs as estimated by a qualified professional.

(2)  Complete installation is required within nine months of the issuance of the temporary certificate of completeness or occupancy permit or the cash escrow or letter of credit may be forfeited.

d)   Ground Plane Vegetation.  All unpaved areas shall be covered by one of the following.

i)     Planting Beds.

(1)  Planting beds may include shrubs, ornamental grasses, ground cover, vines, annuals, or perennials.

(2)  Nonliving materials, such as pine straw, colored gravel, or mulch, are permitted for up to 50% of a bed area.

(3)  Annual beds must be maintained seasonally, replanting as necessary.

ii)    Grass. Seeded, plugged, or sodded grass may be planted throughout landscaped areas.

(1)  Grass shall be established within 90 days of planting or the area must be reseeded, replugged, or resodded.

e)   Tree Installations.  Trees planted in the public right-of-way, such as street trees, must be selected from the list of permitted tree types, available from Roy City Parks and Recreation Department.

f)    Irrigation Systems.  Permanent irrigation, beyond establishment, is required and shall adhere to the following standards.

i)     All irrigation systems shall be designed to minimize the use of water.

ii)    Non-residential landscape irrigation shall have an automatic clock-activated permanent system.

iii)   The irrigation system shall provide sufficient coverage to all landscape areas.

iv)  The irrigation system should not spray or irrigate impervious surfaces, including sidewalks, driveways, streets, and parking and loading areas.

v)   All systems shall be equipped with a back-flow prevention device.

vi)  All mechanical systems including controllers and back-flow prevention devices shall be properly screened from public view

g)    Maintenance of Landscape.  All landscaping shall be maintained in good condition at all times to ensure a healthy and orderly appearance.

i)     All required landscape shall be maintained to adhere to all requirements of this ordinance.

ii)    Replacing Unhealthy Landscaping. Unhealthy landscaping shall be replaced with healthy, live plants by the end of the next applicable growing season. This includes all plant material that shows dead branches over a minimum of 25% of the normal branching pattern.

iii)   Maintenance Responsibility. The owner is responsible for the maintenance, repair, and replacement of all landscaping, screening, and curbing required herein.

iv)  Maintain Quality and Quantity. Maintenance shall preserve at least the same quantity, quality, and screening effectiveness as initially installed.

v)   Fences and Other Barriers. Fences, walls, and other barriers shall be maintained in good repair and free of rust, flaking paint, graffiti, and broken or damaged parts.

vi)  Tree Topping. Tree topping is not permitted. When necessary, crown reduction thinning or pruning is permitted.

vii)  City Inspection. All landscaped areas regulated by this ordinance may be inspected by the City.

3)   Frontage Buffer.

a)     Intent & Applicability.

i)     Intent. To lessen the visual impact of vehicular areas visible from the street.

ii)    General Applicability. Applies to properties in all Districts where a vehicular area is located adjacent to a right-of-way.

(1)  Exceptions. Vehicular areas along alleys, except when a residential district is located across the alley; Single and two family residences.

Front Buffer Plan

Front Buffer Section

Figures 5.2 (1). Frontage Buffer Plan and Section

4) Side & Rear Buffer.

a)    Intent & Applicability.

i)     Intent. To minimize the impact of new development on existing single family residential neighborhoods.

ii)    General Applicability. Any parcel that abuts a parcel containing an existing single family residence.

Landscape Screen Plan

Landscape Screen Section

Figure 5.3 (1). Landscape Screen Plan and Section

5) Interior Parking Lot Landscape

a)    Intent & Applicability.

i)     Intent. To provide shade, minimize paving & associated stormwater runoff, & improve the aesthetic look of parking lots.

ii)    General Applicability. All open-air, off-street parking lots in all Districts.

iii)   Other Internal Parking Lot Areas. Internal areas not dedicated to parking or drives shall be landscaped with a minimum of one medium or large shade tree for the first 150 square feet and one medium or large shade tree for every 650’ thereafter.

iv)   Existing Vegetation. Existing vegetation may be credited toward these requirements.

Figure 5.4 (1). Interior Parking Lot Landscaping

6) Screening of Open Storage, Refuse Areas, and Utility Appurtenances.

a)    Intent & Applicability.

i)     Intent. To reduce the visibility of open storage, refuse areas, and utility appurtenances from public areas and adjacent properties.

ii)    General Applicability. All dumpsters, open storage, refuse areas, and utility appurtenances in all Districts.

Figure 5.5 (1). Screening of Open Storage & Refuse Areas

1)    General Requirements

a)    Intent.  The following provisions are established to accomplish the following:

i)     Ensure an appropriate level of vehicle parking, loading, and storage to support a variety of land uses.

ii)    Provide appropriate site design standards to mitigate the impacts of parking lots on adjacent land uses and zoning districts.

iii)   Provide specifications for vehicular site access.

2)   Parking Requirements.

a)    General Requirements for Parking.  Off-street parking spaces shall be provided in conformance with Tables 6.2 (1) Required Vehicular Parking and 6.2 (2) Bicycle Parking.

i)     Required Accessible Parking. Parking facilities accessible for persons with disabilities shall be in compliance with or better than the standards detailed in the state Accessibility Code, including quantity, size, location, and accessibility.

ii)    Requirements for Unlisted Uses. Upon receiving a site plan approval, occupancy certificate, or other permit application for a use not specifically addressed in this section, the Zoning Administrator is authorized to apply off-street parking standards specified for the Use deemed most similar to the proposed Use. In instances where an equivalent may not be clearly determined, the Zoning Administrator may require the applicant to submit a parking study or other evidence that will help determine the appropriate requirements.

iii)   Private Off-Premises Parking. Where private off-site parking facilities are approved, such facilities shall be in the same possession as the zoning lot occupied by the building or use to which the parking facilities are accessory

(1)  Such possession may be either by deed or lease, guaranteeing availability of the parking commensurate with the use served by the parking.

(2)  The agreement providing for the use of off-site parking, executed by the parties involved, shall be in a form approved by the City Attorney and filed with the Zoning Administrator.

(3)  The deed or lease shall require the owner to maintain the required number of parking facilities for the duration of the use served or of the deed or lease, whichever shall terminate sooner.

(4)  Location Parking. Any off-premise parking must be within 660 feet from the entrance of the use to the closest parking space measured along a dedicated pedestrian path.

b)   Required Vehicular and Bicycle Parking. Tables 6.2 (1) and (2) outline the required vehicular and bicycle parking requirements.

i)     Organized by Use. The parking requirements are organized by use, in a similar fashion to Table 1.1 (1) Use Table in 10-13-2 Uses.

(1)  Parking rates are provided for general use categories; these numbers are applicable for all of the uses within these categories.

(2)  If a specific use requires a different parking rate than its use category, it is also listed in Tables 6.2 (1) and 6.2 (2) Required Vehicular and Bicycle Parking.

ii)    Vehicular Spaces Required. The vehicular spaces required column indicates the required off-street parking ratio, which may be subject to credits and other reductions and a maximum number, as are detailed in this section.

iii)   Maximum Allowable Vehicular Spaces. When a use requires more than 20 spaces, it is not permitted to provide greater than 25% over the minimum parking requirement.

(1)   For those uses with no requirements, the maximum number of spaces required should be no more than the next level up of that use. For example, for Neighborhood Retail, the number of spaces should be no more than the requirements for General Retail.

iv)     Required Bicycle Parking. The Required Bicycle Parking Table 6.2 (2) indicates the minimum bicycle parking ratio for a given use.

v)     Computation. Off-street parking spaces shall be calculated using the following information.

(1)  Area Measurements. The following units of measurements shall be utilized to calculate parking requirements.

(a)  Dwelling Unit. Parking standards for residential buildings shall be computed using dwelling unit as the unit of measure, unless otherwise stated.

(b)  Gross Square Footage. Unless otherwise expressly stated, parking standards for non-residential Uses shall be computed on the basis of gross floor area in square feet.

(c)  Occupancy- or Capacity-Based Measurements. Parking spaces required per available seat or per employee, student, or occupant shall be based on the greatest number of persons on the largest shift, the maximum number of students enrolled, or the maximum fire-rated capacity, whichever measurement is applicable.

(d)  Bench Seating. For uses in which users occupy benches, pews, or other similar seating facilities, each 24 inches of such seating shall be counted as one seat.

(2)  Fractions. When computation of the number of required off-street parking spaces results in a fractional number, any result of 0.5 or more shall be rounded up to the next consecutive whole number. Any fractional result of less than 0.5 may be rounded down to the previous consecutive whole number.

(3)  Multiple Uses on a Lot. When there are multiple uses on a lot, required spaces shall be calculated as an amount equal to the total requirements for all uses on the lot, unless the uses qualify for shared, cooperative, or other credits to reduce parking. Refer to 5.2 (3).

c)    Multiple Use Reductions.  The following reductions may be taken for multiple non-residential uses.

i)     Shared Vehicular Parking. An arrangement in which two or more non-residential uses with different peak parking demands use the same off-street parking spaces to meet their off-street parking requirements.

(1)  General Provisions. Through review of the site plan the Zoning Administrator may permit up to 100% of the parking required for a daytime use to be supplied by the off-street parking spaces provided for a nighttime or Sunday use and vice versa.

(2)  Approval. In order to approve a shared parking arrangement, the Zoning Administrator must find, based on competent evidence provided by the applicant, that there is no substantial conflict in the principal operating hours of the uses for which the sharing of parking is proposed.

(3)  Description of Uses with Weekday, Nighttime, and Sunday Peak Parking.

(a)  The following uses are considered predominantly weekday uses: office and industrial uses and other similar uses as authorized by the Zoning Administrator.

(b)  The following uses are typically considered predominantly nighttime or Sunday uses: eating and drinking establishments, assembly uses, and other similar uses with peak activity at night or on Sundays, as authorized by the Zoning Administrator.

ii)    Cooperative Vehicular Parking. When two or more categories of non-single family residential uses share a parking lot and are located on the same lot or adjacent lots, the following applies:

(1)  General Provisions. Cooperative parking will be approved in accordance with the following. Refer to Table 6.2 (3).

(2)  For each applicable land use category, calculate the number of spaces required as if it were the only use. Refer to Table 6.2 (1).

(3)  Use the figures for each individual land use to calculate the number of spaces required for that use for each time period specified in Table 6.2 (3). This table establishes six time periods per use.

(4)  For each time period, add the number of spaces required for all applicable land uses to obtain a grand total for each of the six time periods.

(5)  Select the time period with the highest total parking requirement and use that as the total number of parking spaces required and use that as the total number of parking spaces required for the site on a share parking basis.

iii)   Uses in Different Buildings. Through review of the site plan the Zoning Administrator may approve the cooperative agreement if any of the uses are not located in the same structure or building.

iv)  Location of Cooperative Parking. Any cooperative parking must be within 660 feet for Commercial and 220’ for Residential from the entrance of the use to the closest parking space within the cooperative parking lot, measured along a dedicated pedestrian path.

v)   Off-Site Cooperative Parking Agreement. An agreement approved by the City Attorney providing for cooperative use of off-site parking spaces, executed by the parties involved, shall be reviewed by the Zoning Administrator during review of the site plan.

(1)  Off-site cooperative parking arrangements shall continue in effect only as long as the agreement remains in force.

(2)  If the agreement is no longer in force, then parking must be provided as otherwise required in this section.

3)   Parking Design Standards.

a)    Vehicular Off-Street Parking Lots.  The design or redesign of all off-street parking facilities shall be subject to the site plan approval procedure.

i)     Vehicular Parking Space Dimensions. The appropriate dimensions for parking spaces are outlined in Table 6.3 (1) Parking Space Dimensions and Figure 6.3 (1) Parking Lot Layout.

(1)  The width of a parking space shall be measured from the center of a stripe. (2)  Each space shall have a vertical clearance of at least seven feet.

Figure 6.3 (1). Parking Lot Layout

ii)     Wheel Stops. Install wheel stops or bumper guards when parking is adjacent to a pedestrian pathway to limit vehicle overhang that reduces the sidewalk width. Such stops or guards shall be properly anchored or secured.

iii)    Location of Parking. Refer to 10-13-3 Building Type Standards for information on the location of parking facilities.

iv)   Access. All off-street parking and loading facilities shall open directly onto an aisle, alley, or driveway designed to provide safe access to such facilities. Exceptions include:

(1)  Parking Lifts. The lift exit shall meet the access requirement.

v)  Edge of Lot and Drives. All curb and gutter shall be located a minimum of 3 feet from any adjacent property line or right-of-way.

vi)   Slopes. All parking and driveway or sidewalk access shall meet the requirements of the Utah Accessibility Code.

vii)  Landscape Screening. All parking areas shall meet the requirements of in 10-13-5 Landscape Standards.

viii)  Landscape Areas. Areas not used specifically for sidewalks, parking spaces, driving aisles, loading, or refuse shall not be paved. Areas striped with diagonal striped islands are not permitted.

ix) Pavement Construction. All parking and driveways shall be constructed using asphalt, concrete, pavers, or other semi- pervious material approved by the Zoning Administrator.

x)  Illumination. All off-street parking lots or parking structures shall provide a level of illumination at any point in the parking lot or structure not less than one foot-candle measured at the pavement. All lighting shall be shielded or otherwise optically controlled to provide glare-less illumination and limit trespass on adjacent properties.

b)   Pedestrian Access.  All parking lots with two or more double-loaded aisles shall provide internal pedestrian pathway(s) within the parking area and outside of the parking drive aisle.

i)     Dimension. The pathway shall be a minimum of six feet in width.

ii)    Quantity. One pathway is required for every three double loaded aisles.

iii)   Location. The pathway shall be centrally located within the parking area to serve a maximum number of parking stalls.

(1)  Pathways shall provide direct connections to the principal structure(s) entrances from the spaces furthest from the entrance.

(2)  At least one pathway shall provide a direct connection between adjacent vehicular rights-of-way and/or trails and the principal structure’s entrance.

iv)   Pathway Delineation. Pedestrian pathways should be clearly marked with striping or through the use of alternative materials, such as pavers. Refer to Figure 6.3 (2).

c)    Bicycle Parking Design.  Bicycle parking (refer to Table 6.2 (2) Required Bicycle Parking for quantity required) shall be designed and located as follows.

i)     Dimensions.

(1)  Required bicycle parking spaces shall have minimum dimensions of two feet in width and six feet in length.

(2)  An aisle a minimum of five feet wide shall be provided behind bicycle parking facilities to allow for maneuvering.

(3)  A minimum of two feet shall be provided beside each parked bicycle to allows access. This access may be shared by adjacent bicycles.

(4)  Racks shall be installed a minimum of two feet from any wall or other obstruction.

ii)    Location. Bicycle parking should be located within 50 feet of the entrance of the use.

(1)  Indoor or outdoor spaces are permitted, provided they are located on the lot with which they are associated.

(2)  Spaces located within individual dwelling units may not be counted toward bicycle parking requirements.

iii)   Bicycle parking facilities shall be separated from vehicular parking areas to protect parked bicycles from damage. The separation may be accomplished through grade separation, distance or physical barrier, such as curbs, wheel stops, poles or other similar features.

iv)  Racks and Structures. Racks and structures shall be provided for each unprotected parking space, and shall be designed to accommodate both chain and U-shaped locking devices supporting the bicycle frame at two points.

v)   Signage. If required bicycle parking for public use is not visible from the street, signs must be posted indicating their location.

vi)  Long Term Parking. For multifamily residential uses, half of the bicycle parking spaces should be provided as long term parking, and protected from the elements.

4)   Loading Requirements.

a)    General Requirements.  All loading facilities shall adhere to the following requirements, unless otherwise approved during Site Plan Approval

i)     Use of Off-Street Loading Areas. Space allocated to any off-street loading use shall not be used to satisfy the space requirements for any off-street parking facilities or portions thereof.

ii)    Location. Unless otherwise specified, all required loading facilities shall be located on the same lot as the use to be served. No loading space shall block or project into a street, alley, access drive, or parking area.

iii)   Building Frontage. Loading facilities shall be located per 10-13-3 Building Type requirements.

iv)  Access. Loading facilities shall have clear access onto an alley or be connected to an alley or street via a driveway.

(1)  Each required off-street loading space shall be designed with appropriate means of vehicular access to a street or alley in a manner which will least interfere with traffic movement.

b)  Loading Requirements.  All uses except in the residential & lodging, open space, and civic & institutional categories shall provide off-street loading spaces in compliance with Table 6.4 (1) Required Loading Facilities.

c)    Computation.  Loading facilities shall be calculated using the following information.

i)     Gross Square Footage. Unless otherwise expressly stated, loading standards for non-residential buildings shall be computed on the basis of gross floor area in square feet.

ii)    Fractions. When computation of the number of required off-street loading spaces results in a fractional number, any result of 0.5 or more shall be rounded up to the next consecutive whole number. Any fractional result of less than 0.5 may be rounded down to the previous consecutive whole number.

iii)   Shared or Central Loading Facilities. Shared or central loading facilities are permitted if the following conditions are met.

(1)  Each zoning lot served shall have direct access to the central loading area without crossing streets or alleys.

(2)  Total off-street loading spaces provided shall meet the minimum requirements herein specified, based on the sum of the several types of uses served unless reviewed and approved by the Zoning Administrator through site plan review.

(3)  No zoning lot served shall be more than 500 feet from the central loading area.

d)   Dimensions.  A standard off-street loading space shall be a minimum of ten feet in width by 26 feet in length and an oversized loading space shall be a minimum of 12 feet in width and 40 feet in length, exclusive of aisle and maneuvering space and shall have a minimum vertical clearance of 15 feet.

5)   Site Access and Driveways.

a)    General Requirements.  These standards shall supplement the provisions for access provided in 5.0 Building Type Standards. Each driveway providing site access from a street, alley, or other vehicular right-of-way shall be designed, constructed, and permanently maintained as follows.

b)   Quantity of Driveways.  The number of driveways permitted for each Building Type is located in 10-13-3 Building Type Standards.

c)   Dimensions and Design.

i)     Driveway Width at Property Line. All driveways shall have a maximum width of 24 feet as measured at the property line (Figure 6.5 (1) Driveway Width) except as stated below.

(1)  Maximum width for one-way driveways is 12 feet at the property line.

ii)    Maximum Width. When a garage door is located on the front façade of the structure, the driveway shall be no more than two feet wider than the garage door at any location.

iii)   Shared Access. When possible, adjacent developments should share points of access to minimize impervious surface.

(1)  Shared Driveway Width. When access is shared between three or more non-residential users, a dedicated turn lane may be constructed, allowing an increase in the maximum driveway width from 24 feet to 32 feet provided that a traffic impact study states its necessity.

iv)  Sidewalk Pavement. Sidewalk pavement elevation, width, design, scoring, material, and design shall extend continuously over the driveway pavement with the intent of prioritizing the sidewalk path over the driveway. If the driveway and sidewalk are of the same material, the sidewalk path shall be scored or designated linearly over the driveway.

d)   Location.  Specific location information can be found in 10-13-3 Building Type Standards. Refer to Figure 6.5 (1)

i)     Driveways accessing rear yard garages are permitted within the side or rear yard setback, no closer than two feet from a side or rear property line, unless the driveway is shared.

ii)    Driveways shall not be within the 40’ sight triangle of an intersection of two streets (corner), unless otherwise stated in 10-13-3 Building Type Standards.

Figure 6.5 (1). Driveway Width and Location