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For the purpose of this title, lots fronting on a private driveway shall be deemed as unique from lots on any other street, private road or private lane and shall have setbacks as follows:
A. The minimum setback for any main building on a lot fronting on a "private driveway" (see chapter 13.04, "Definitions", of this title) shall be as follows:
1. A yard abutting the rear yard of an abutting lot shall maintain the minimum rear setback required by section 13.14.052 of this chapter; and
2. A yard abutting the side yard of an abutting lot shall maintain the minimum side setback required by section 13.14.056 of this chapter. On lots where only one side yard is required, the minimum side setback shall be ten percent (10%) of the lot width. (Ord. 2015-02, 2-5-2015)
A. Lots with frontage on two (2) public streets shall be required to provide two (2) front setbacks as required by subsection 13.14.054D of this chapter, except as follows:
1. For lots with frontage on I-215 or Vanwinkle Expressway, those frontages shall be considered as rear lot lines and shall comply with section 13.14.052 of this chapter. (Ord. 2012-15, 9-20-2012)
A. Purpose: Limiting overall building height and building height in relation to the property line (i.e., graduated height), is an essential element of land use planning and urban design. In particular, height limitations provide some view protection, light, shadow, air movement, and also contribute directly to physical and psychological well being. The use of overall height limitations proportional to the lot sizes, and of a graduated height envelope, is intended to keep the massing of structures away from the property line, lessening the impact of new homes on abutting lots while allowing for and encouraging architectural interest. In addition to meeting all of the maximum height and graduated height envelopes required in this chapter, architects, developers, and homeowners are required to break up large wall and gable areas with articulations, building relief, and appropriate fenestration, among other ornamental features.
B. Implementation: Except as otherwise specifically provided in this title, no building or structure shall exceed the following height:
1. Main Buildings:
a. In all residential zones, the maximum height of any main building/structure located within the building corridor area as provided in section 13.14.071 of this chapter shall be as shown on chart 13.14.070 of this subsection.
Lot Area In Square Feet | Maximum Height In Feet |
Less than 15,000 | 32 |
15,001 to 1 acre | 35 |
Over 1 acre | 40 |
b. Upon application of a building permit of a main building proposed upon a new parcel the recording of which resulted from the consolidation of two (2) or more parcel(s), the maximum height shall be determined by using the area of largest parcel prior to the recorded consolidation, as provided in chart 13.14.070 of this section. (Ord. 2018-05, 5-17-2018)
2. Graduated Height: The height of all buildings/structures, main and accessory, is further limited by the graduated height envelope created by starting at a point on the property line eight feet (8') above ground and then sloping a line at a forty five degree (45°) angle toward the center of the lot. The entire building must fit under this line except for:
a. Dormers that exceed the graduated height envelope:
(1) Are limited to fourteen feet (14') wide maximum;
(2) Must have at least one-half (1/2) of the dormer width between each dormer, and from each dormer to the front and side edges of the roof;
(3) May not extend above the ridge of the roof it is on.
b. Gable, vertical wall, parapet or other structural elements that exceed the graduated height envelope:
(1) Where the graduated height envelope intersects a gable, the gable may not exceed 0.75 times higher than the point where the graduated height envelope intersects the gable or "x" (1.75) = maximum gable height. See figure 1 of this subsection.
FIGURE 1
(2) Where the graduated height envelope intersects a vertical wall, parapet or structural element other than a gable, the height may not exceed 0.40 times higher than the point where the graduated height envelope intersects the vertical wall, parapet or other structural element, or "x" (1.40) = maximum overall height. See figure 2 of this subsection.
FIGURE 2
(Where "x" is the height from natural grade at which the graduated height plane intersects the gable.)
(3) May not exceed the overall height allowance.
3. Exceptions:
a. For structures in the R-1 Zones, chimneys, and other minor architectural features as defined in chapter 13.04 of this title, may be erected a maximum six feet (6') above the height limits prescribed in section 13.14.071 of this chapter.
b. Individual building elevations that face a public street, or abut a public or quasi-public, or other nonresidential use are exempt from the graduated height requirements of this section. (Ord. 2012-15, 9-20-2012)
A. Purpose: The building corridor is a three-dimensional regulation limiting the depth of a new residential construction at the maximum height allowed. (Ord. 2012-23, 10-11-2012)
B. Determination: The building corridor of a main structure shall be determined by comparing only similarly sized lots on the same block face as the subject property.
1. Where the subject property is 1.5 acres in size or larger, the determination of the building corridor shall only involve other lots that are 1.5 acres or larger.
2. Where the subject property is smaller than 1.5 acres in size, the determination of the building corridor shall only involve other lots that are smaller than 1.5 acres.
3. If there are no comparable lots, as applicable, within the comparative building corridor area, the Community Development Director shall determine the appropriate building corridor for a new home, with written findings, based upon what is most compatible with the other existing homes on adjacent lots within the immediate area. (Ord. 2015-02, 2-5-2015)
C. Interior Lots: The calculation of the building corridor for any main structure shall be further determined by averaging the depths of each main structure, front to back, on the similarly sized lots as categorized in subsection B of this section.
1. For any home(s) built or remodeled pursuant to a building permit issued prior to November 30, 1999, the applicable building corridor shall be calculated at 1.15 times the averaged depth of that home(s).
2. For any home(s) built or remodeled pursuant to a building permit issued on or after November 30, 1999, the applicable building corridor shall be calculated at 1.0 times the averaged depth of only that portion of the structure that exceeds twenty feet (20') in height.
D. Corner Lots: On corner lots, the building corridor for a main structure shall be calculated as set forth above, except that for any home which was built pursuant to a building permit issued prior to November 30, 1999, the applicable building corridor shall be calculated at 1.2 times the averaged depth of that home(s).
E. Implementation: Application of the calculated building corridor depth shall be implemented by beginning from the determined front setback line as described in subsection 13.14.054D of this chapter.
F. Transition: The building corridor shall be extended by a one to one (1:1) slope from the maximum height allowed in subsection 13.14.070B1a, chart 13.14.070 of this chapter down to the height limitation as outlined in subsection G of this section.
G. Height Limitation: On public streets, private roads or private lanes as defined in chapter 13.04 of this title, any portion of a main building/structure extending behind the building corridor area shall not exceed twenty feet (20') in height.
H. Slope: On property where the slope of the original ground surface exceeds fifteen percent (15%), the maximum height of any main structure shall not exceed thirty feet (30'). The slope shall be determined using a line drawn from the highest point of elevation to the lowest point of elevation on the perimeter of a box encircling the foundation line of the building or structure. Said box shall extend for a distance of fifteen feet (15') or to the property line, whichever is less, around the foundation line of the building or structure. The elevation shall be determined using a certified topographic survey with a maximum contour interval of two feet (2').
I. Required: No dwelling unit shall contain less than one story. (Ord. 2012-23, 10-11-2012)
A. Purpose: The purpose of this section is to regulate the installation of impervious surfaces within the city of Holladay. It is the intent of this regulation to be sensitive to the natural and built environment. The city's intent is to support reasonable land use regulations. Some of the tools that can be used in this regard are included elsewhere in this title and also outlined below. The restriction of impervious surfaces can have a positive effect on the overall environment. Impervious surfaces replace and alter the natural landscape. Their construction can initiate a chain of events that modifies water resources, urban air elements, and the overall environment.
Findings supporting this regulation are:
1. Impervious surfaces seal the soil surface, eliminating the benefits of rainwater filtration and natural groundwater recharge. Stormwaters run across impervious surfaces, collecting toxins and debris which may be damaging to the health of riparian habitats and to all waterways and lakes.
2. Excessive storm drainage created by uncontrolled runoff often negatively impacts private property and public infrastructure.
3. Impervious surfaces damage tree roots systems depriving them of water which in turn destroys the canopy and shade that would otherwise moderate excessively hot urban climates known as "heat islands". Impervious surfaces displace living vegetation, which is necessary for normal atmospheric carbon cycling.
4. The loss of urban forests, especially in arid Utah and particularly in Holladay, which is well known for its spectacular tree cover, results in a loss of community identity and reduces property values.
5. In areas of urban build out, redevelopment and reconstruction are opportunities for environmental rehabilitation. Permeable or porous paving is an important component in low impact development.
B. Maximum Lot Coverage: The total allowable lot coverage for all structures and the total impervious coverage for any lot is shown on chart 13.14.080B of this section, excluding outdoor swimming pools, ponds with artificial liners and other water features. Approved permeable or porous surfaces may be allowed per coverage bonus table 13.14.080C of this section.
Lot Size In Square Feet | Percent Coverage Of All Structures | Percent Impervious Coverage |
Lot Size In Square Feet | Percent Coverage Of All Structures | Percent Impervious Coverage |
Less than 10,000 | 35 | 40 |
10,001 to 15,000 | 31 | 36 |
15,001 to 20,000 | 28 | 33 |
20,001 to 30,000 | 25 | 30 |
30,001 to 40,000 | 24 | 29 |
40,001 to 50,000 | 23 | 28 |
50,001 to 60,000 | 22 | 27 |
60,001 to 70,000 | 21 | 26 |
Above 70,000 | 20 | 25 |
C. Coverage Bonus: Total percent impervious coverage, as per chart 13.14.080B of this section, may be increased no more than an additional ten percent (10%) as per coverage bonus table 13.14.080C of this section. This provision may not be used to increase the maximum percent coverage of all structures as set forth herein.
Method | Maximum Percent Increase |
Plant 2 inch caliper tree: 1 percent per tree. Species as per tree selection guide made available through city of Holladay community development department | 6.0 percent |
Permeable pavers or porous surface1: Installed as per approved manufacturing standards | 3.5 percent |
Water wise landscaping: Landscaping area must be equal in area to the percent increase gained, as per Holladay water wise guidelines made available through city of Holladay community development department | 3.5 percent |
Sump2 | 2.5 percent |
Cistern2 | 2.5 percent |
Notes:
1. Appropriate porosity approved by city engineer.
2. Size, design and capacity approved by city engineer.
(Ord. 2012-15, 9-20-2012)
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