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The physical layout of the East Central Community and the R-1-6 zones in the city reflect the typical patterns of early Utah cities. The typical ten (10) acre blocks were divided into one acre parcels and designed to accommodate food production. Subsequently, these lots have been divided and redivided leaving an assortment of lots which have been bypassed by earlier development because of the lack of adequate access or other physical constraints. This has resulted in vacant and underutilized lots in the center of many blocks, some of which are not developable under the existing development regulations. Some of these vacant inner blocks have become a detriment to the surrounding neighborhoods because of the growth of weeds, the collection of trash and by providing access for criminal activity. For these reasons, the purpose of this chapter is to encourage well designed residential development by recognizing the need to ease the constraints discouraging such development of vacant inner blocks. This chapter is intended to help preserve the low intensity residential character of the neighborhood and provide additional housing options.
(Ord. 2015-52, 11-24-2015)
Residential infill is the development of residential dwelling units on vacant or underutilized land located within the inner portion of a block which is otherwise generally developed around the periphery. A residential infill development may include parcels of land on the periphery of the block only if these parcels are required to establish or improve access, or are required to accomplish other design objectives necessary for a quality residential development as determined by the planning commission. Residential infill development is a conditional use and subject to the provisions of chapter 7 of this title.
(Ord. 91-25, 7-25-1991)
A. Ownership: The land involved in a residential infill development shall be in one ownership or an application must be filed jointly by the owners of all the property to be included in the development.
B. Subdivision Title: Any part of a residential infill development which is proposed as a subdivision will be subject to the provisions of the subdivision title.
C. Compatibility With General Plan: A residential infill development shall be compatible with the intent and policies established in the general plan.
D. Conditional Use: As a conditional use, residential infill development shall be subject to the provisions of chapter 7 of this title.
(Ord. 91-25, 7-25-1991)
Because of the historic development patterns which may have limited the possibility of access to the inner block, the planning commission may approve the use of alleys within a residential infill development under section 14-3-2 of this code, if the planning commission determines that the use of residential infill alleys as public right of way is necessary for development and the following conditions are met:
A. Purpose Of Chapter: The use of residential infill alleys substantially meets the purpose of this chapter, as described in section 15-11-1 of this chapter;
B. Hindering Of Services: The reduction of the width of the public right of way does not hinder the provision of public services by the city or create situations which endanger the life or safety of residents;
C. Compliance With Fire Code: The reduction of the width of the public right of way shall comply with the requirements of the Fire Code;
D. Standards: The design of the residential infill alley meets the standards established by the City Engineer; and
E. Minimum Width: No residential infill alley shall have a width of less than twenty feet (20').
(Ord. 91-25, 7-25-1991)
A. Compatibility With Existing Neighborhood: The proposed use and site plan for a residential infill development shall be compatible with the character of the site, adjacent properties and the surrounding neighborhood.
1. In determining the compatibility of the proposed density and the number of units per structure, the Planning Commission shall consider among other things the density of the surrounding neighborhood, number of dwelling units in existing structures and setbacks from existing structures.
2. In determining the compatibility of the site and building plan, the Planning Commission shall consider:
a. Compatibility With Surrounding Neighborhood: The Planning Commission shall consider the relationship of landscaping, screening, parking location, traffic circulation, building design (e.g., mass, height, architectural style, site work needed to place the building on the lot), building materials, color and location of uses which have the potential of emitting light and noise to the existing neighborhood.
b. Compatibility Of Site Design: The Planning Commission shall consider among other things landscaping, parking location, traffic circulation, building design (e.g., mass, height, architectural style, site work needed to place the building on the lot), building materials and color and their relationship to the general site design.
3. In determining the compatibility of any proposed demolition of residential structures to accommodate the construction of a residential infill development, the Planning Commission shall consider among other things the purpose for the demolition, the effect such demolition may have on the surrounding neighborhood and the effect the demolition may have on the character of the block.
B. Site Development Standards:
1. Minimum Lot Width, Lot Size And Yard Setbacks; Single-Family And Two-Family Dwellings: The minimum lot width, lot size and yard setbacks for single-family and two-family dwellings shall be the same as required in the zone in which the residential infill development is located.
2. Site Development Options; Four Or More Detached Dwelling Units:
a. Zero Side Yard; Single-Family Dwellings: Any subdivision which is proposing to use zero side yards is subject to the following provisions:
(1) The remaining side yard shall not be less than seventy five percent (75%) of the sum of the required two (2) side yards of the zone in which it is located;
(2) No window, door or any other similar opening shall be installed in the building or any accessory building along the zero side yard;
(3) The minimum yard setbacks of the underlying zone shall be required around the perimeter of the zero side yard development;
(4) The entire subdivision shall be designed to be compatible with the zero side yard provisions of this Chapter. In no instance shall a structure not utilizing a zero side yard be set back less than ten feet (10') from a structure which is utilizing a zero side yard.
(5) All lots adjacent to a zero side yard structure shall have a recorded four foot (4') wide easement which provides access for maintenance of the structure built on the zero side yard; and
(6) The buildable area for each lot shall be designated on the approved final subdivision linen.
b. Reduced Lot Area, Lot Width And Yard Setbacks For Single- Family And Two-Family Dwellings:
(1) The planning commission may consider a reduction of the minimum lot area, lot width and yard setbacks for single-family and two-family dwellings if they determine the subdivision plan is of exceptional quality and design. In determining this, the planning commission shall consider the proposed site plan in relation to: public services and facilities, surrounding residential density and land use, access to the site, topographic considerations, proposed amenities, and other related conditions.
(2) In no instances shall the planning commission grant a reduction of greater than twenty five percent (25%) of the minimum lot area, lot width or yard setbacks required in the underlying zone.
3. Minimum Lot Size And Yard Setbacks For Multiple-Family Dwellings Or Group Dwellings:
a. Minimum lot size, two (2) acres.
b. Minimum yard setbacks, same as required for multiple-family dwellings or group dwellings in the underlying zone.
C. Density: Residential infill developments shall be restricted to the density permitted in the zone in which the development is to be located. However, the planning commission may approve a density which is greater than the density allowed in the underlying zone, if the planning commission determines the site plan is of exceptional quality and design considering: the identity and character created by the development, the preservation of additional open space which encourages the interaction of residents, the use of design features such as fountains, plazas, theme lighting, recreational facilities and decorative entrances, and the use of landscaping, beyond the requirements of this code, which provides additional buffering between the residential infill development and adjacent uses. The planning commission may award a density within the range of eleven (11) to fourteen (14) units per acre in the R-2EC zone and twenty (20) to twenty four (24) units per acre in the R-3EC zone.
(Ord. 91-25, 7-25-1991)
The developer of a residential infill development shall submit development plans to the department prior to review by the planning commission. The preliminary development plans shall include:
A. Site Layout: A generalized layout of the site including building types, locations sizes, height, number of residential units, parking, areas to be landscaped, and location of property lines and buildings on adjacent lots; and
B. Building Elevations: Building elevations showing the design of the structure and materials to be used.
(Ord. 91-25, 7-25-1991; amd. Ord. 2001-32, 6-5-2001, eff. 6-30-2001)