Chapter 21A.27
FORM BASED DISTRICTSlinklink

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21A.27.010: PURPOSE STATEMENT AND GENERAL PROVISIONS:
21A.27.020: BUILDING TYPES AND FORMS ESTABLISHED:
21A.27.030: BUILDING CONFIGURATION AND DESIGN STANDARDS:
21A.27.040: FB-SC AND FB-SE FORM BASED SPECIAL PURPOSE CORRIDOR DISTRICT:
21A.27.050: FB-UN1 AND FB-UN2 FORM BASED URBAN NEIGHBORHOOD DISTRICT:

21A.27.010: PURPOSE STATEMENT AND GENERAL PROVISIONS: linklink


A. Purpose Statement: The purpose of the form based districts is to create urban neighborhoods that provide the following:

1. People oriented places;

2. Options for housing types;

3. Options in terms of shopping, dining, and fulfilling daily needs within walking distance or conveniently located near mass transit;

4. Transportation options;

5. Access to employment opportunities within walking distance or close to mass transit;

6. Appropriately scaled buildings that respect the existing character of the neighborhood;

7. Safe, accessible, and interconnected networks for people to move around in; and

8. Increased desirability as a place to work, live, play, and invest through higher quality form and design.


B. Context Description: The form based districts are intended to be utilized in areas with the following characteristics:

1. Street, Block, And Access Patterns: A regular pattern of blocks surrounded by a traditional grid of streets that provide mobility options and connections for pedestrians, bicyclists, and automobiles. Blocks include sidewalks separated from vehicle travel lanes by a landscaped park strip. Front yards are landscaped or include active, outdoor uses.

2. Building Placement And Location: Residential buildings are generally located close to the sidewalk with a small, transitional, semipublic space, such as a landscaped front yard, that is consistent along the block face. Buildings along arterials are located close to the sidewalk with parking to the side or rear of building.

3. Building Height: Building heights on local streets are relatively low and consistent with existing building heights with little variation. Buildings located on arterial streets are generally taller.

4. Mobility: A balance between pedestrians, bicyclists, transit riders, and motorists exist in the area, and residents are well connected to other parts of the city.


C. Intent Of Form Based Districts:

1. Statement Of Intent: Form based districts are intended to provide zoning regulations that focus on the form of development, the manner in which buildings are oriented toward public spaces, the scale of development, and the interaction of uses within the city. Form based districts provide places for people to live, work, and play within a close proximity. Regulations within form based districts place emphasis on the built environment over land use.

2. How To Use This Chapter: Form based districts emphasize the form, scale, placement, and orientation of buildings. Each subdistrict includes a table of permitted building forms and specific development regulations for each building form. The first step is to identify which subdistrict the property is located in, and then identify what building forms are permitted, and finally what standards apply to the specific building form. All new developments and additions to existing buildings shall comply with the specific requirements of this chapter. (Ord. 23-16, 2016)

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21A.27.020: BUILDING TYPES AND FORMS ESTABLISHED: linklink


A. Building Types And Form Standards:

1. Encourage building forms that are compatible with the neighborhood and the future vision for the neighborhood by acknowledging there will be different scaled buildings in the area;

2. Arrange building heights and scale to provide appropriate transitions between buildings of different scales and adjacent areas, especially between different subdistricts;

3. Guide building orientation through setbacks and other requirements to create a consistent street edge, enhance walkability by addressing the relationship between public and private spaces, and ensure architectural design will contribute to the character of the neighborhood;

4. Use building form, placement, and orientation to identify the private, semiprivate, and public spaces;

5. Minimize the visual impact of parking areas; and

6. Minimize conflicts between pedestrians, bicyclists, and vehicles.


B. Building Types And Forms:

1. Description: The permitted building forms are described in this subsection. Each building form includes a general description and definition, as well as images of what the building form may look like. Building form images are for informational purposes only and not intended to demonstrate exactly what shall be built. The description and images should be used to classify existing and proposed buildings in order to determine what development regulations apply. The drawings are not to scale. They should not be used to dictate a specific architectural style as both traditional and contemporary styles can be used.

a. Urban House: A residential structure with the approximate scale of a single dwelling unit, as viewed from the street, but may contain up to two (2) dwelling units. The structure has a single entry facing the street, a front porch or stoop, and a small front yard. Second units may be arranged vertically (up and down) or horizontally (front and back), but the entry to the second unit is from the side, rear, or interior of structure. A third unit may also be located along an alley as a stand alone unit or as a dwelling unit located in an accessory building. All units are on a single lot.




Urban House With Detached Dwelling






Modern And Traditional Forms






Two-Story Contemporary Form



b. Two-Family Dwelling: A residential structure that contains two (2) dwelling units in a single building. The units may be arranged side by side, up and down, or front and back. Each unit has its own separate entry directly to the outside. Dwellings may be located on separate lots or grouped on one lot. A third unit may also be located along an alley as a stand alone unit or as a dwelling unit located in an accessory building, but may not be located on a separate lot.




Two-Family Dwelling With Garages






Traditional Two-Family Dwelling





Modern Two-Family Dwelling


c. Cottage Development: A unified development that contains two (2) or more detached dwelling units with each unit appearing to be a small single-family dwelling with a common green or open space. Dwellings may be located on separate lots or grouped on one lot.

d. Additional Development Standards For Cottage Building Forms:

(1) Setbacks Between Individual Cottages: All cottages shall have a minimum setback of eight feet (8') from another cottage.

(2) Footprint: No cottage shall have a footprint in excess of eight hundred fifty (850) square feet.

(3) Building Entrance: All building entrances shall face a public street or a common open space.

(4) Open Space: A minimum of two hundred fifty (250) square feet of common, open space is required per cottage up to a maximum of one thousand (1,000) square feet. At least fifty percent (50%) of the open space shall be contiguous and include landscaping, walkways or other amenities intended to serve the residents of the development.




Cottage Development On Single Parcel






Cottage Development


e. Row House: A series of attached single-family dwellings that share at least one common wall with an adjacent dwelling unit. A row house contains a minimum of three (3) residential dwelling units. Each unit may be on its own lot. If possible, off street parking is accessed from an alley.



Row House On Single Parcel





Modern Row House Form





Traditional Row House Form


f. Multi-Family Residential: A multi-family residential structure containing three (3) or more dwelling units that may be arranged in a number of configurations.




Multi-Family Residential Form






Multi-Family Modern Form






Multi-Family Traditional Form


g. Storefront: A commercial structure that may have multiple stories and contain a variety of commercial uses that are allowed in the district that permits this building type. All buildings, regardless of the specific use, have a ground floor that looks like a storefront.




Storefront Form






Contemporary Storefront






Traditional Storefront


h. Vertical Mixed Use: A multi-story building that contains a mix of commercial and/or office with residential uses.




Vertical Mixed Use Multi-Story Form






Modern Materials





Traditional Materials



C. Building Form Standards:

1. The provisions of this section shall apply to all properties located within the form based districts as indicated on the maps in each form based district.

2. Building form and street type standards apply to all new buildings and additions when the new construction related to the addition is greater than twenty five percent (25%) of the footprint of the structure or one thousand (1,000) square feet, whichever is less. Refer to section 21A.27.030 of this chapter on the building configuration standards for more information on how to comply with the standards. The graphics included provide a visual representation of the standards as a guide and are not meant to supersede the standards in the tables. Only building forms identified in the table are permitted. (Ord. 23-16, 2016)

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21A.27.030: BUILDING CONFIGURATION AND DESIGN STANDARDS: linklink


A. Specific Intent Of Configuration And Design Standards:

1. Design Related Standards: The design related standards are intended to do the following:

a. Implement applicable master plans;

b. Continue the existing physical character of residential streets while allowing an increase in building scale along arterials and near transit stations;

c. Focus development and future growth in the city along arterials and near transit stations;

d. Arrange buildings so they are oriented toward the street in a manner that promotes pedestrian activity, safety, and community;

e. Provide human scaled buildings that emphasize design and placement of the main entrance/exit on street facing facades;

f. Provide connections to transit through public walkways;

g. Provide areas for appropriate land uses that encourage use of public transit and are compatible with the neighborhood;

h. Promote pedestrian and bicycle amenities near transit facilities to maximize alternative forms of transportation; and

i. Rehabilitate and reuse existing residential structures in the form based zoning districts when possible to efficiently use infrastructure and natural resources, and preserve neighborhood character.


B. Building Configuration Standards Defined: The building configuration standards are defined in this section. The defined standards in this section are intended to identify how to comply with the building configuration standards tables located in this chapter.


C. Application Of Building Configuration Standards: Building configuration standards apply to all new buildings and additions when the new construction related to the addition is greater than twenty five percent (25%) of the footprint of the structure or one thousand (1,000) square feet, whichever is less. The graphics included provide a visual representation of the standards as a guide and are not meant to supersede the standards in the tables. This standard applies to all form based zoning districts unless otherwise indicated.

1. Building Entry: A minimum of one main entry with an entry feature facing a public street or walkway, excluding alleys, is required. The main entry is the primary pedestrian entrance into a building. Two-family dwelling buildings shall have a minimum of one main entry with porch or stoop for at least one of the dwelling units facing a street. The main entry for the second dwelling unit may face the street or side yard, but must also have a porch or stoop entrance. Where required, the building entry must be one of the following:

a. Front entrance: Door on the same plane as street facing facade;

b. Recessed entrance: Inset behind the plane of the building no more than ten feet (10'). If inset, then the side walls of the inset must be lined with clear glass. Opaque, smoked, or darkened glass is not permitted; or

c. Corner entrance: Entry that is angled or an inside corner located at the corner of two (2) intersecting streets.

d. Number: Every building shall have at least one entry for every seventy five feet (75') of building facade along a public or private street, alley or greenway.

2. Encroachments: A permitted entry feature may encroach into a required yard provided no portion of the porch is closer than five feet (5') to the front property line.

3. Entry Feature: The following building entries are permitted as indicated:

TABLE 21A.27.030B
ENTRY FEATURE STANDARDS

Entry Feature
Permitted Based On
Building Form Type  
Urban House   Cottage Development   Two-Family Dwelling   Row House   Multi-Family   Storefront   Vertical
Mixed
Use  
Porch and fence: A planted front yard where the street facing building facade is set back from the front property line with an attached porch that is permitted to encroach into the required yard. The porch shall be a minimum of 6' in depth. The front yard may include a fence no taller than 3' in height   P   P   P   P   P      


Reference Illustration - Porch And Fence




Entry Feature
Permitted Based On
Building Form Type  
Urban House   Cottage Development   Two-Family Dwelling   Row House   Multi-Family   Storefront   Vertical
Mixed
Use  
Terrace or lightwell: An entry feature where the street facing facade is set back from the front property line by an elevated terrace or sunken lightwell. May include a canopy or roof       P   P   P   P   P  


Reference Illustration - Terrace Or Lightwell



Entry Feature
Permitted Based On
Building Form Type  
Urban House   Cottage Development   Two-Family Dwelling   Row House   Multi-Family   Storefront   Vertical
Mixed
Use  
Forecourt: An entry feature wherein a portion of the street facing facade is close to the property line and the central portion is set back. The court created must be landscaped, contain outdoor plazas, outdoor dining areas, private yards, or other similar features that encourage use and seating   P   P   P   P   P   P   P  


Reference Illustration - Forecourt



Entry Feature
Permitted Based On
Building Form Type  
Urban House   Cottage Development   Two-Family Dwelling   Row House   Multi-Family   Storefront   Vertical
Mixed
Use  
Stoop: An entry feature wherein the street facing facade is close to the front property line and the first story is elevated from the sidewalk sufficiently to secure privacy for the windows. The entrance contains an exterior stair and landing that is either parallel or perpendicular to the street. Recommended for ground floor residential uses   P   P   P   P   P   P   P  


Reference Illustration - Stoop



Entry Feature
Permitted Based On
Building Form Type  
Urban House   Cottage Development   Two-Family Dwelling   Row House   Multi-Family   Storefront   Vertical
Mixed
Use  
Shopfront: An entry feature where the street facing facade is close to the property line and building entrance is at sidewalk grade. Building entry is covered with an awning, canopy, or is recessed from the front building facade, which defines the entry and provides protection for customers           P   P   P  


Reference Illustration - Shopfront



Entry Feature
Permitted Based On
Building Form Type  
Urban House   Cottage Development   Two-Family Dwelling   Row House   Multi-Family   Storefront   Vertical
Mixed
Use  
Gallery: A building entry where the ground floor is no more than 10' from the front property line and the upper levels or roofline cantilevers from the ground floor facade up to the front property line           P   P   P  


Reference Illustration - Gallery


4. Additional Design Standards Required For The Form Based Special Purpose Corridor Districts:

a. Facade Length: The maximum length of any building facade facing a street is two hundred feet (200').

b. Step Back Requirement: Floors rising above thirty feet (30') in height shall be stepped back fifteen (15) horizontal feet from the building foundation at grade for building elevations that are adjacent to a public street, public trail, or public open space. This step back does not apply to buildings that have balconies on floors rising above thirty feet (30') in height.

c. Glass: For all floors or levels above the ground floor, a minimum of fifteen percent (15%) of all street facing facades must be glass.

d. Second Floor Balconies And Patios: Commercial uses or businesses that face a greenway corridor may have a second floor balcony or patio. Rooftops can be used as patios and shall comply with all applicable zoning standards.

e. Ground Floor Uses: On the ground floor, a permitted use other than parking shall occupy at least seventy five percent (75%) of the width of any street facing building facade. All portions of such ground floor spaces shall extend a minimum of twenty five feet (25') into the building. Parking may be located behind these spaces.

f. Design Standards For Parking Structures: The following standards shall apply to parking structures whether stand alone or incorporated into a building:

(1) Parking structures shall have an external skin designed to improve visual character when adjacent to a public street or other public space. Examples include heavy gauge metal screen, precast concrete panels; live green or landscaped walls, laminated or safety glass, decorative photovoltaic panels or match the building materials and character of the principal use. The planning director may approve other decorative materials not listed if the materials are in keeping with the decorative nature of the parking structure.

(2) The architectural design of the facades should express the internal function of the structure. Facade elements should align to parking levels and there shall be no sloped surfaces visible from a public street, public trail, or public open space.

(3) Internal circulation must be designed such that parking surfaces are level (or without any slopes) along all primary facades. All ramping between levels need to be placed along the secondary facade or to the center of the structure. Parking structures shall be designed to conceal the view of all parked cars and drive ramps from public spaces.

(4) Elevator and stairs shall be highlighted architecturally so visitors, internally and externally, can easily access these entry points.

(5) Signage and wayfinding shall be integrated with the architecture of the parking structure and be architecturally compatible with the design. Public parking structure entrances shall be clearly signed from public streets.

(6) Interior garage lighting should not produce glaring sources toward adjacent properties while providing safe and adequate lighting levels. Lighting within parking structures shall not be visible from the public realm. The use of sensor dimmable LEDs and white stained ceilings are a good strategy to control light levels on site while improving energy efficiency.

(7) Where a driveway crosses a public sidewalk, the driveway shall be a different color, texture, or paving material than the sidewalk to warn drivers of the possibility of pedestrians in the area.

(8) The street level facing facades of all parking structures shall be wrapped along all street frontages with habitable space that is occupied by a use that is allowed in the zone as a permitted or conditional use.

(9) Parking structures should be designed to minimize vehicle noise and odors on the public realm. Venting and fan locations should not be located next to public spaces and shall be located as far as possible from adjacent residential land uses.

5. Pedestrian Connections: Where required, the following pedestrian connection standards apply:

a. The connection shall provide direct access from any building entry to the public sidewalk or walkway.

b. The connection shall comply with the Americans with disabilities act (ADA) standards for accessibility.

c. The connection shall be fully paved and have a minimum width of four feet (4').

d. The connection shall be separated from vehicle drive approaches and drive lanes by a change in grade and a wheel stop if the walkway is less than eight feet (8') wide.

e. Pedestrian connections that lead directly from the sidewalk to the primary building entrance may contain wing walls, no taller than two feet (2') in height for seating, landscaping, etc.

6. Ground Floor Transparency: Where required, the ground floor transparency standards apply:

a. Minimum of sixty percent (60%) of street facing facade, located between two (2) and eight feet (8') above the grade of the sidewalk, shall be transparent glass. This may be reduced to twenty percent (20%) if the ground floor is within one of the following building types: urban house, two-family, cottage, and row house.

b. There must be visual clearance behind the glass for a minimum of six feet (6'). Three-dimensional display windows at least six feet (6') deep are permitted and may be counted toward the sixty percent (60%) glass requirement.

c. Ground floor windows of commercial uses shall be kept clear at night, free from any window covering, with internal illumination. When ground floor glass conflicts with the internal function of the building, other means shall be used to activate the sidewalk, such as display windows, public art, architectural ornamentation or detailing or other similar treatment.

d. The first floor elevation facing a street of all new buildings, or buildings in which the property owner is modifying the size of windows on the front facade, shall comply with these standards.

7. Building Materials: A minimum of seventy percent (70%) of any street facing building facade shall be clad in high quality, durable, natural materials, such as stone, brick, wood lap siding, fiber cement board siding, shingled or panel sided, and glass. Other materials may count up to thirty percent (30%) of the street facing building facade. Exterior insulation and finishing systems (EIFS) is permitted for trim only.

8. Open Space: A minimum of ten percent (10%) of the lot area shall be provided for open space. Open space may include landscaped yards, patio, dining areas, common balconies, rooftop gardens, and other similar outdoor living spaces. Private balconies shall not be counted toward the minimum open space requirement. Required parking lot landscaping or perimeter parking lot landscaping shall also not count toward the minimum open space requirement.

9. Building Fenestration: No building wall that faces onto a street shall exceed more than thirty feet (30') in length without being interrupted by windows, doors, or change of building wall plane that results in an offset of at least twelve inches (12").




Illustration Of Building Fenestration


10. Residential Balconies: All street facing residential units above the ground floor or level shall contain a usable balcony that is a minimum of four feet (4') in depth. Balconies may overhang any required yard.

11. Design Standards Alternatives:

a. Alternatives To Required Build-To Line: Where a "required build-to" standard applies, the following alternatives may count toward the minimum build-to requirement as indicated:

(1) Landscaping Walls: Landscaping walls between twenty four inches (24") and forty two inches (42") high may count up to twenty five percent (25%) toward the minimum requirement provided the following:

(A) The wall incorporates seating areas.

(B) The wall is constructed of masonry, concrete, stone or ornamental metal.

(C) The wall maintains clear view sightlines where sidewalks and pedestrian connections intersect vehicle drive aisles or streets.

(2) Pergolas And Trellises: Pergolas and trellises may count up to twenty five percent (25%) toward the minimum build-to requirement provided the following:

(A) The structure is at least forty eight inches (48") deep as measured perpendicular to the property line.

(B) A vertical clearance of at least eight feet (8') is maintained above the walking path of pedestrians.

(C) Vertical supports are constructed of wood, stone, concrete or metal with a minimum of six inches by six inches (6" x 6") or a radius of at least four inches (4").

(D) The structure maintains clear view sightlines where sidewalks and pedestrian connections intersect vehicle drive aisles or streets.

(3) Arcades: Arcades may count up to one hundred percent (100%) toward the minimum requirement provided the following:

(A) The arcade extends no more than two (2) stories in height.

(B) No portion of the arcade structure encroaches onto public property.

(C) The arcade maintains a minimum pedestrian walkway of five feet (5').

(D) The interior wall of the arcade complies with the building configuration standards.

(4) Plazas And Outdoor Dining: Plazas and outdoor dining areas may count up to fifty percent (50%) toward the minimum requirement, and have a maximum front setback of up to fifteen feet (15') provided the following:

(A) The plaza or outdoor dining is between the property line adjacent to the street and the street facing building facade.

(B) Shall be within two feet (2') of grade with the public sidewalk.

(C) The building entry shall be clearly visible through the courtyard or plaza.

(D) The building facades along the courtyard or plaza shall comply with the ground floor transparency requirement.

b. Alternatives To Ground Floor Transparency Requirement: The planning director may modify the ground floor transparency requirement in the following instances:

(1) The requirement would negatively impact the historical character of a building within the H historic preservation overlay district; or

(2) The requirement conflicts with the structural integrity of the building and the structure would comply with the standard to the extent possible.

12. Permitted Encroachments And Height Exceptions: Obstructions and height exceptions are permitted as listed in this section or in section 21A.36.020 of this title or as indicated in this subsection.

a. Canopies: Canopies covering the primary entrance or entrances to a structure may extend into the right of way provided all city processes and requirements for right of way encroachments are complied with. No commercial signs are allowed on entrance canopies if the canopy encroaches into the public right of way.

b. Building Height: In order to promote a varied skyline and other roof shapes in the area, structures with a sloped roof may exceed the maximum building height in the form based districts by five feet (5') provided:

(1) The additional height does not include additional living space. Vaulted ceilings, storage spaces, and utility spaces are permitted.

(2) The slope of the roof is a minimum of a twelve-four (12:4) pitch or a quarter barrel shape.




Minimum Slope Of Pitched Roof






Minimum Slope Of Quarter Barrel Roof



D. Other Applicable Development Standards:

1. Landscaping: Any applicable standard listed in chapter 21A.48, "Landscaping And Buffers", of this title shall be complied with.

2. Signs: All signs shall comply with the standards found in section 21A.46.096 of this title.

3. Accessory Uses, Buildings And Structures: All accessory uses, buildings and structures shall comply with the applicable standards in chapter 21A.40 of this title, except as noted below:

a. Form based urban neighborhood district specific standards for detached dwelling units:

(1) Detached dwelling units may be built in a required yard as a stand alone unit or attached to an accessory building, such as a garage.

(2) Detached dwelling units are only permitted with the urban house, two-family dwelling, and cottage development building forms.

(3) No accessory structure containing a detached dwelling unit shall exceed twenty five feet (25') in height.

(4) If a detached dwelling unit is built as a second level, the minimum setback from property line shall be a minimum of four feet (4').

(5) All building configuration standards that apply to the primary building form shall also apply to the detached dwelling unit, with the exceptions listed below:

(A) The detached dwelling unit shall have an entry feature that faces or is accessible from a public alley when present;

(B) The entry feature may be a stoop that has a minimum dimension of four feet by four feet (4' x 4'); and

(C) The ground floor transparency requirement does not apply to detached dwelling units located on the second floor of an accessory structure.

b. Form based special purpose corridor district specific standards for detached or accessory parking garages or structures:

(1) Detached or accessory multilevel parking garages or structures shall have the same setback requirements for principal structures.

(2) The minimum setback required shall be landscaped to provide a buffer to the abutting residential district. No structure (primary or accessory) shall be permitted within this landscaped buffer.

4. Parking Regulations: All parking regulations shall comply with the requirements of chapter 21A.44 of this title.

5. Permitted Land Use: All uses allowed in the form based districts can be found in chapter 21A.33 of this title. (Ord. 23-16, 2016)

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21A.27.040: FB-SC AND FB-SE FORM BASED SPECIAL PURPOSE CORRIDOR DISTRICT: linklink


A. Subdistricts:

1. Named: The following subdistricts can be found in the form based special purpose corridor form based districts:

a. FB-SC Special Purpose Corridor Core Subdistrict: The FB-SC special purpose corridor core subdistrict contains the most intensive level of development in the vicinity of special purpose corridors. Buildings are generally six (6) to seven (7) stories in height and are supported by multiple street types so that pedestrians, bicyclists and drivers have access to the properties within the area. Development standards are based on building type.

b. FB-SE Special Purpose Corridor Edge Subdistrict: The FB-SE special purpose corridor edge subdistrict is intended to provide an appropriate transition in building size and scale between existing neighborhoods and the core area. Buildings may be up to four (4) stories in height, with appropriate setbacks when adjacent to lower scale residential neighborhoods. Development regulations are based on building type, with the overall scale, form and orientation as the primary focus.

2. Applicability Of Subdistricts: The regulations of the subdistricts shall apply as indicated in the regulating plan map.

FIGURE 21A.27.040.A
REGULATING PLAN MAP - SUGAR HOUSE STREETCAR
FORM BASED SPECIAL PURPOSE CORRIDOR AREA




B. Street Types:

1. Street Types Intent: The intent of identifying specific types of streets in the special purpose corridor districts is to:

a. Ensure that a hierarchy of transportation is established;

b. Guarantee access to private property; and

c. Determine the appropriate manner in which buildings address streets.

2. Street Types Established: The following types of streets are hereby established. The location and applicability of street type regulations are shown on figure 21A.27.040.A, "Regulating Plan Map - Sugar House Streetcar Form Based Special Purpose Corridor Area", of this section.

a. Greenway Street: Streets that contain a streetcar line and stops and various types of multiuse trails. Greenway streets may provide access for pedestrians and bicycles. Automobiles are not permitted on greenway streets.

b. Neighborhood Street: Neighborhood streets are intended to serve the adjacent neighborhoods and are generally considered local streets. Automobile access may be provided to each individual lot. Access to certain building forms is not permitted from a neighborhood street unless the property only has frontage on a neighborhood street.

c. Avenue Street: Avenue streets are those streets that are designed to accommodate a high number of pedestrians. Automobile access to private property may be permitted. Pedestrians are the priority.

d. Boulevard Street: Boulevard streets are designed to provide automobile and service access in a manner that balances the needs of automobiles and pedestrians.


C. FB-SC Building Form Standards: Building form standards are listed in table 21A.27.040.C of this section.

TABLE 21A.27.040.C
FB-SC BUILDING FORM STANDARDS

Permitted Building Forms
Multi-Family And Storefront  
H   Maximum building height   Maximum building height in the FB-SC is 60 ft. An additional 15 ft. in height (for a total height of 75 ft.) may be permitted for residential uses if a minimum of 10% of the units are affordable housing.  
  Limitation on commercial uses   Commercial or nonresidential uses are limited to the first 3 stories and a height of 45 ft. This limitation does not apply to hotel/motel uses, which are limited to the maximum height of 75 ft.  
F   Front and corner side yard setback   Greenway   Minimum of 5 ft. Maximum of 15 ft.  
Neighborhood   Minimum of 15 ft. Maximum of 25 ft.  
Avenue   Minimum of 5 ft. Maximum of 10 ft.  
Boulevard   Minimum of 15 ft. Maximum of 25 ft.  
B   Required build-to   Minimum of 50% of any street facing facade shall be built to the minimum setback line. At least 10% of any street facing facade shall be built to the maximum setback line.  
S   Interior side yard   When adjacent to a residential district, a minimum setback of 25% of the lot width, up to 25 ft., is required. Any portion of the building taller than 30 ft. must be stepped back 2 ft. from the required building setback line for every 1 ft. of height over 30 ft. When adjacent to other zoning districts, no minimum setback is required. See illustration below.  
R   Rear yard   When adjacent to a residential district, a minimum setback of 25% of the lot width, up to 25 ft., is required. Any portion of the building taller than 30 ft. must be stepped back 2 ft. from the required building setback line for every 1 ft. of height over 30 ft. When adjacent to other zoning districts, no minimum setback is required. See illustration below.  
L   Minimum lot size   4,000 sq. ft.; not to be used to calculate density.  
W   Minimum lot width   50 ft.  
DU   Dwelling units per building form   No minimum or maximum.  
BF   Number of building forms per lot   1 building form permitted for every 4,000 sq. ft. of lot area provided all building forms have frontage on a street.  





Interior Side Yard And Rear Yard Illustration



D. FB-SE Building Form Standards: Building form standards are listed in table 21A.27.040.D of this section.

TABLE 21A.27.040.D
FB-SE BUILDING FORM STANDARDS

Permitted Building Forms
Cottage, Row House, Multi-Family And Storefront  
H   Maximum building height   Maximum building height in the FB-SE is 45 ft.  
  Limitation on commercial uses   Commercial or nonresidential uses are limited to the first 2 stories and a height of 30 ft.  
F   Front and corner side yard setback   Greenway   Minimum of 5 ft. Maximum of 15 ft.  
Neighborhood   Minimum of 15 ft. Maximum of 25 ft.  
Avenue   Minimum of 5 ft. Maximum of 10 ft.  
Boulevard   Minimum of 15 ft. Maximum of 25 ft.  
B   Required build-to   Minimum of 50% of street facing facade shall be built to the minimum setback line.  
S   Interior side yard   When adjacent to a residential district, a minimum setback of 25% of the lot width, up to 25 ft., is required. Any portion of the building taller than 30 ft. must be stepped back 2 ft. from the required building setback line for every 1 ft. of height over 30 ft. When adjacent to other zoning districts, no minimum setback is required. See illustration below.  
R   Rear yard   When adjacent to a residential district, a minimum setback of 25% of the lot width, up to 25 ft., is required. Any portion of the building taller than 30 ft. must be stepped back 2 ft. from the required building setback line for every 1 ft. of height over 30 ft. When adjacent to other zoning districts, no minimum setback is required. See illustration below.  
L   Minimum lot size   4,000 sq. ft.; not to be used to calculate density.  
W   Minimum lot width   50 ft.  
DU   Dwelling units per building form   No minimum or maximum.  
BF   Number of building forms per lot   1 building form permitted for every 4,000 sq. ft. of lot area provided all building forms have frontage on a street.  





(Ord. 23-16, 2016)
http://sterlingcodifiers.com/codebook/index.php?book_id=&chapter_id=84236#s1122154
21A.27.050: FB-UN1 AND FB-UN2 FORM BASED URBAN NEIGHBORHOOD DISTRICT: linklink


A. Subdistricts:

1. Named: The following subdistricts can be found in the urban neighborhood form based districts:

a. FB-UN1 urban neighborhood 1 subdistrict: Generally includes small scale structures, up to two and one-half (2.5) stories in height, on relatively small lots with up to four (4) dwelling units per lot depending on building type. Reuse of existing residential structures is encouraged. Development regulations are based on the building type.

b. FB-UN2 urban neighborhood 2 subdistrict: Generally includes buildings up to four (4) stories in height, with taller buildings located on street corner parcels, which may contain a single use or a mix of commercial, office, and residential uses. Development regulations are based on building type, with the overall scale, form, and orientation of buildings as the primary focus.

2. Applicability Of Subdistricts: The regulations of the subdistricts shall apply as indicated in the regulating plan map.

FIGURE 21A.27.050.A
REGULATING PLAN MAP - WEST TEMPLE GATEWAY AREA




B. FB-UN1 Building Form Standards: Building form standards are listed below in table 21A.27.050.B of this section.

TABLE 21A.27.050.B
FB-UN1 BUILDING FORM STANDARDS

Building Regulation   Building Form  
Urban House   Two-Family
Dwelling  
Cottage Development1   Row House  
Building height and placement:          
H   Height   2.5 stories, maximum of 30', measured from established grade  
F   Front and corner side yard setback   Equal to average setback of block face, where applicable, otherwise minimum of 10' and maximum of 20'  
S   Interior side yard   Minimum 4'  
R   Rear yard   Minimum of 20% lot depth up to 25'   4' minimum   Minimum of 20% lot depth up to 25'  
L   Minimum lot size   3,000 sq. ft.; not to be used to calculate density   1,500 sq. ft.; not to be used to calculate density   1,500 sq. ft.; not to be used to calculate density  
W   Minimum lot width   30'   15' per unit   15' per unit facing a street   15' per unit. Side orientation allowed provided building configuration standards are complied with  
DU   Maximum dwelling units per building form   2 units plus 1 detached accessory unit   2 units plus 1 detached accessory unit   1 unit per cottage, multiple cottages per lot   Minimum of 3; maximum of 4  
BF   Number of building forms per lot   1 building form permitted for every 3,000 sq. ft. of lot area   1 cottage for every 1,500 sq. ft. of lot area   1 building form permitted for every 1,500 sq. ft. of lot area  
Parking:          
  Surface parking in front and corner side yards   Not permitted  
  Vehicle access   If off street parking is provided, vehicle access from an alley is required when property is served by a public or private alley with access rights. Vehicle access from street is only permitted when no alley access exists. If pull through parking is required by fire or other code, ingress shall be from street and egress onto alley  
  Parking on separate lots   Not permitted   Parking may be provided on an adjacent lot or in a common area associated with the development  
  Attached garages and carports   Attached garages and carports are required to be accessed from the rear yard where the rear yard is accessible by an alley with access rights to the subject property. If there is no access to the rear yard, an attached garage may be accessed from the front or corner side yard provided the garage door (or doors) is no wider than 50% of the front facade of the structure and set back at least 5' from the street facing building facade and at least 20' from the property line. Side loaded garages are permitted  

Note:
 1. See subsection 21A.27.020B1d of this chapter for additional standards.


C. FB-UN2 Building Form Standards: Building form standards are listed in table 21A.27.050.C of this section.

TABLE 21A.27.050.C
FB-UN2 BUILDING FORM STANDARDS

Building Regulation   Building Form  
Cottage Development1   Row House   Multi-Family
Residential  
Mixed Use   Storefront  
Building height and placement:            
H   Height   2.5 stories, 30' maximum from established grade   4 stories with a maximum of 50'. 5 stories with a maximum of 65' on parcels located on the corners of West Temple at 800 or 900 South, 200 West at 700, 800 or 900 South, 200 West at Fayette Avenue, and 300 West at 800 or 900 South. All heights measured from established grade  
F   Front and corner side yard setback   No minimum
Maximum 10'  
B   Required build-to   Minimum of 50% of street facing facade shall be built to the minimum setback line  
S   Interior side yard   Minimum of 15' along a side property line adjacent to FB-UN1, otherwise 4' setback required. Parcels separated by an alley are not considered adjacent   Minimum of 15' along a side property line adjacent to FB-UN1, otherwise no setback required. Parcels separated by an alley are not considered adjacent  
R   Rear yard   Minimum of 25' when rear yard is adjacent to FB-UN1 otherwise no setback required. Parcels separated by an alley are not considered adjacent   Minimum of 20' when rear yard is adjacent to FB-UN1  
U   Upper level step back   When adjacent to lot in the FB-UN1, buildings shall be stepped back 1 additional foot for every foot of building height above 35'. When a parcel in the FB-UN2 district is separated from a parcel in the FB-UN1 district by an alley, the width of the alley may be counted toward the upper level step back  
L   Minimum lot size   4,000 sq. ft.; not to be used to calculate density   1,500 sq. ft.; not to be used to calculate density   4,000 sq. ft.; not to be used to calculate density  
W   Minimum lot width   15' per unit facing a street. Side orientation allowed provided building configuration standards are complied with   30'  
DU   Dwelling units per building form   1 per cottage   Minimum of 3; maximum of 5   No minimum or maximum  
BF   Number of building forms per lot   1 cottage for every 1,000 sq. ft. of lot area   1 building form permitted for every 1,000 sq. ft. of lot area   1 building form permitted for every 4,000 sq. ft. of lot area  
Parking:            
  Surface parking in front and corner side yards   Not permitted  
  Vehicle access   If off street parking is provided, vehicle access from an alley is required when property is served by a public or private alley with access rights. Vehicle access from street is only permitted when no alley access exists. If pull through parking is required by fire or other code, ingress shall be from street and egress onto alley   If property is less than 30' wide, vehicle access from an alley is required when property is served by a public or private alley with access rights. If no alley access exists, only 1 vehicle access point from a street may be permitted

If property is 30' wide or more, only 1 vehicle access point from a street may be permitted. If property is served by a public or private alley, ingress shall be from street and egress onto alley unless otherwise permitted by this section

Corner lots with a minimum width of 120', may have 1 vehicle access point per street frontage. Vehicle access may be one-way or multidirectional  
  Vehicle access width at street   When a one-way vehicle drive is included in a development, no vehicle drive or curb cut may exceed 12' in width. When a multidirectional vehicle drive is included, a curb cut may not exceed 24' in width  
  Vehicle access from street design standards   If vehicle access is from a street, the following additional design standards shall apply: garage entry shall have a minimum 20' setback from property line; garage entry may not exceed 50% of first floor building width; one-way garage entry may not exceed 14' in width; multiway garage entry may not exceed 26' in width; garage door or gate shall be constructed of durable building materials and compatible with building design  
  Driveway location   The minimum distance between curb cuts shall be 12'. Driveways shall be at least 6' from abutting property lines for a depth of 10' unless shared. Driveways shall be at least 12' from property lines adjacent to a street corner or 5' from the point of tangency of the curb return, whichever is greater. Abandoned curb cuts shall be removed and replaced with city standard curb  
  Vehicle access and parking compliance   All new drive approaches, driveways, and parking lots shall comply with form based urban neighborhood regulations, and all other applicable sections of this code. Existing drive approaches, driveways, and parking lots shall be made compliant with form based urban neighborhood regulations upon change of use, increase in parking, or building additions greater than 25% of the footprint of the structure or 1,000 sq. ft., whichever is less  
  Parking on separate lots   Parking may be provided on an adjacent lot, or in a common area associated with the development, or within 500' of the property. If located on an adjacent parcel or on a parcel within 500', the proposed location of the parking shall contain a principal building and the parking shall be located behind a principal building  
  Attached garages and carports   Attached garages and carports are required to be accessed from the rear yard where the rear yard is accessible by an alley with access rights to the subject property. If there is no access to the rear yard, an attached garage may be accessed from the front or corner side yard provided that the garage door (or doors) is no wider than 50% of the front facade of the structure and the entry to the garage is set back at least 10' from the street facing building facade and at least 20' from a public sidewalk. Side loaded garages are permitted  

Note:
 1. See subsection 21A.27.020B1d of this chapter for additional standards.

(Ord. 23-16, 2016)

http://sterlingcodifiers.com/codebook/index.php?book_id=&chapter_id=84236#s1122155