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The following development standards apply. The decision maker may refer to the Ogden Downtown Master Plan for illustrations and details in applying these standards.
A. Building Placement And Street Frontage: The purpose of these standards is to establish a clear relationship between buildings and streets to create an engaging public realm. The placement of buildings should frame street edges and should be oriented to the street, creating a presence and integration with the streetscape. Design should maximize the amount of the front façade that is close to the street and sidewalk, while providing articulation and human scale. Table 15-34-5.1 outlines the requirements for the downtown commercial districts.
Table 15-34-5.1: Building Placement and Street Frontage | ||||
C-MU | C-ENT | H25 | C-9 | |
Table 15-34-5.1: Building Placement and Street Frontage | ||||
C-MU | C-ENT | H25 | C-9 | |
Horizontal Setbacks | ||||
Front and Street Side | Minimum: 0 feet Maximum: 10 feet for a maximum of 30% of the building (The remaining 70% shall be within 1 foot of the street); For buildings with ground floor residential uses: Maximum 15 feet for a maximum of 50% of the building (The remaining 50% shall be within 1 foot of the street) (See Graphic 15-34-5.1A1) | Minimum: 0 feet Maximum: 15 feet | Minimum: 0 feet Maximum: 1 foot Recessed entries are allowed with a minimum of 4 feet depth and 8 feet width | Minimum: 0 feet Maximum: 10 feet Along and east of Adams Ave.: maximum 20 feet |
Rear | Minimum: 0 feet except when adjacent to a residential zone boundary. When adjacent to a residential zone, a minimum 10 feet setback is required Maximum: no requirement | Minimum: 0 feet Except when adjacent to a residential zone boundary. When adjacent to a residential zone, a minimum 10 feet setback is required Maximum: no requirement | Minimum: 0 feet Maximum: no requirement | Minimum: 0 feet For residential buildings (or the residential portion of mixed-use structures) a minimum 5 feet setback is required Maximum: no requirement |
Side | Minimum: 0 feet Except when adjacent to a residential zone boundary. When adjacent to a residential zone, a minimum 10 foot setback is required Maximum: 10 feet unless a wider side setback is required to accommodate an access drive | Minimum: 0 feet Maximum: 75 feet | Minimum: 0 feet Maximum: 10 feet | Minimum:0 feet For residential buildings (or the residential portion of mixed-use structures) a minimum 5 foot setback is required. Maximum: 15 feet unless a wider side setback is required to accommodate an access drive |
Parking and Access | Parking and access drives are not subject to the setback requirements outlined herein, but must comply with the requirements of Chapter 12. | |||
Large Lots | For lots larger than five (5) acres in size the entire site should be developed. However, if an applicant is not prepared to develop the entire site at one time, the buildings shall be clustered to one portion of the lot to ensure the street wall is maintained, and to leave a portion of the lot available for potential additional phases of development. A minimum of 50% lot coverage is required and 40% of the building must be within a 10' setback of the lot line | |||
Building Frontage | ||||
Front or Street Side Lot Line | No building form shall appear to exceed 200 feet in length along the street. This shall be achieved through physical separation, transitions in materiality or window patterns, or horizontal facade setbacks. (See Graphic 15-34-5.1B1) | No building form shall appear to exceed 200 feet in length along the street. This shall be achieved through physical separation, transitions in materiality or window patterns, or horizontal facade setbacks. (See Graphic 15-34-5.1B1) | No building form shall appear to exceed 150 feet in length along the street. This shall be achieved through physical separation, transitions in materiality or window patterns, or horizontal facade setbacks. (See Graphic 15-34-5.1B2) | No building form shall appear to exceed 150 feet in length along the street. This shall be achieved through physical separation, transitions in materiality or window patterns, or horizontal facade setbacks. (See Graphic 15-34-5.1B2) |
Ground Floor Entries | Ground floor entries at least every 100 feet; Corner lots shall have one primary entry on one side of the building within 20 feet of the corner (See Graphic 15-34-5.1C1) | Ground floor entries at least every 100 feet; Corner lots shall have one primary entry on one side of the building within 20 feet of the corner (See Graphic 15-34-5.1C1) | Ground floor entries at minimum every 40 feet; Corner lots shall have one primary entry on one side of the building within 20 feet of the corner (See Graphic 15-34-5.1C2) | Ground floor entries at minimum every 60 feet (See Graphic 15-34-5.1C3) |
B. Building Massing And Form: The purpose of these standards is to ensure quality design of buildings as viewed from all sides. Designs should promote pedestrian scale by defining the street edge and providing setbacks at higher floors. Additionally, it is important for new development to reinforce the vertical architectural pattern that exists in Ogden today. Buildings in the H25 zone should include massing and articulation that convey forms similar to Ogden's historic character and be smaller in scale than buildings in the C-MU and C-ENT zones. Table 15-34-5.2 outlines the requirements for the downtown commercial zones.
Table 15-34-5.2: Building Massing and Form | ||||
C-MU | C-ENT | H25 | C-9 | |
Table 15-34-5.2: Building Massing and Form | ||||
C-MU | C-ENT | H25 | C-9 | |
Minimum Height | 1 story (16 feet) | 2 stories (30 feet) | 2 stories (30 feet) | 1 story (16 feet) |
Maximum Height1 | 10 stories (135 feet) / up to 15 stories (200 feet) with special exception | 15 stories (200 feet) / up to 20 stories (270 feet) with special exception | 4 stories (48 feet)3 | 6 stories (75 feet) maximum (along and west of Adams Avenue and the block between Adams Avenue and Jefferson Avenue and 24th Street and 25th Street); 4 stories (55 feet) maximum (east of Adams Avenue |
Where a project is located within an area of a city adopted project master plan, including the Union Station Master Plan and the WonderBlock Master Plan, building heights shall be governed by that plan. | ||||
Vertical Step backs2 | For buildings over 8 stories (110 feet), a vertical step back of 8 feet is required between the 2nd and 4th story (See Graphic 15-34-5.2A) | For buildings over 8 stories (110 feet), a vertical step back of 8 feet is required between the 2nd and 4th story (See Graphic 15-34-5.2A) | No requirement | For buildings over 4 stories, a 15 foot vertical step back is required above the ground floor at any story (See Graphic 15-34.5.2B) |
Horizontal Building Articulation | Required. Maximum length of blank wall: 30 feet. Provide variation in building articulation a minimum of every 60 feet (See Graphic 15-34-5.2C) | Required. Maximum length of blank wall: 30 feet. Provide variation in building articulation a minimum of every 60 feet (See Graphic 15-34-5.2D) | Required. Maximum length of blank wall: 15 feet. Provide variation in building articulation a minimum of every 20 feet (See Graphic 15-34-5.2D) | Required. Maximum length of blank wall: 30 feet. Provide variation in building articulation a minimum of every 60 feet (See Graphic 15-34-5.2C) |
Structural columns or variation in facade (depth/change in material) to be articulated at the primary facade the full height of the building to the cornice or to the full height of the building to the first vertical step back. (See Graphic 15-34-5.2E) | ||||
Vertical Building Articulation | Required. For buildings 4 stories or more in height, vertical architectural elements shall be included at least every 30 feet. These may begin at the ground level or after the required vertical step back (See Graphic 15-34-5.2E) | Required. For buildings 4 stories or more in height, vertical architectural elements shall be included at least every 30 feet. These may begin at the ground level or after the required vertical step back. (See Graphic 15-34-5.2E) | Required. For buildings over 2 stories in height, vertical architectural elements shall be included at least every 20 feet. These may begin at the ground level or beginning at the second story. (See Graphic 15-34-5.2E) | Required. For buildings 4 stories or more in height, vertical architectural elements shall be included at least every 30 feet. These may begin at the ground level or after the required vertical step back. (See Graphic 15-34-5.2E) |
Vertical articulation shall be achieved through a façade change of at least 6 inches in depth, or through a material change. The articulation is required to be equal to at least three-quarters of the total stories. For instance, a 10 story building is required to have a vertical articulation that is at least 7 stories in height. | ||||
Height Transition | 45-degree Angular Plane (See Graphic 15-34-5.2F) | |||
1. See section 15-24-10 of this code for additional height limits related to airport imaginary surfaces. 2. For buildings over eight (8) stories in height in the C-MU and C-ENT zones, a view and shade Study, pursuant to section 15-34-5-B-1, below, is required. 3. See section 15-34-7 of this code for limitations on additions to existing buildings in the 25th Street Historic District. | ||||
1. View And Shade Studies: In order to protect views of the mountains from streets and public spaces in downtown Ogden and to reduce impacts of building shade on streets and public spaces, certain projects are required to provide a view and shade study. In addition to the vertical step back requirements, the building may require alternative design characteristics to minimize impacts.
a. The view and shade study shall consist of the following:
(1) A diagram or rendering illustrating the view of the mountains, taken from one block away from each public right-of-way and public space and pointing toward the mountains.
(2) A diagram illustrating the shade impacts of the building to public right-of-ways and public spaces within one block.
(3) A written summary outlining the overall building design, and what steps, if any, have been taken to minimize impacts to views and shading on the public right-of-way and public spaces.
b. Shade studies shall be conducted for spring equinox (about March 21), summer solstice (about June 21), fall equinox (about September 21) and winter solstice (about December 21) at nine o'clock (9:00) A.M., solar noon, and three o'clock (3:00) P.M.
c. View and shade studies shall consider existing buildings and any potential buildings on vacant sites up to forty eight feet (48') high.
d. If the study shows that the building floors above the eighth floor will block the view of the mountains from the study points or shade public right-of-ways or public spaces for two consecutive study periods (for example nine o'clock (9:00) A.M. on December 21 and nine o'clock (9:00) A.M. on March 21), then the building shall be designed to minimize these impacts. Priority will be given to not blocking mountain views. Design measures to minimize impacts may include additional step backs, sloped building profiles, or other measures deemed appropriate by the decision maker. Minimizing impacts shall not require limiting the footprint of floors above the eighth (8th) floor to less than fifty percent (50%) of the lot area. For instance, the decision maker may require a design measure that reduces the footprint on upper levels on a ten thousand (10,000) square foot lot to a low as five thousand (5,000) square feet.
C. Height Transition Standards: This measurement is applied to control the size and shape of the building envelope or portion thereof for such purposes as promotin g transition in scale between buildings of different height, protecting access to sunlight, and/or limiting shadow and overlook on neighboring properties. A transition shall be achieved by relating a building's form to those that surround it through one of the following ways:
1. An angular plane of forty-five degrees (45°), measured from the maximum allowable height of the lower zoned adjacent property, should be used to provide a frame of reference for transition in scale from buildings in zoning areas with more allowable heights down to zoning areas with lower height maximums. See Graphic 15-34-5.2F.
2. The angular plane rule will be applied between different zoning areas when they are on opposite sides of a street, when the transition occurs mid-block, or along an alley.
3. A special exception to this standard may be granted by the planning commission due to unique circumstances where the commission finds the overall purpose of the height transition standard is met.
D. Special Exception For Building Height: The planning commission may approve a special exception to building heights in the C-MU and C-ENT zones based on the following:
1. The following standards are required to be met, and no variations are permitted.
a. The project meets all requirements related to utility location, trash provision, and on-site parking location.
b. The project includes the largest possible public realm zones, pursuant to subsection F of this section.
c. The project meets any requirements in relation to the airport height limits.
2. The proposed massing is consistent with the intended scale and character of the district, as articulated in the Ogden Downtown Master Plan. In evaluating compliance, the planning commission shall consider if the following are effectively implemented by the development. A development must incorporate at least one of the following elements, and should strive to incorporate all:
a. Any public space or plaza that is included in Ogden Downtown Master Plan is incorporated into the development.
b. Park programming that will improve access to outdoor spaces in the downtown, as articulated in Ogden Downtown Master Plan, is included in the development.
c. Any required street improvements, such as crosswalks, pedestrian refuges, and the like, are included in the development.
d. Enhanced streetscapes, landscaping, walkways, and the like, as articulated in Ogden Downtown Master Plan, are included in the development.
3. The additional height will result in additional land uses or improvements to the downtown. An application must provide at least one of the following:
a. The development is contributing to public improvements identified in the Ogden Downtown Master Plan, such as transportation infrastructure or public realm enhancements.
b. Low to moderate income housing is provided as part of the development that would not be possible without the additional height.
c. Significant historic structures are preserved as part of the development. This could mean a building is preserved on the lot, or elsewhere in the downtown.
E. Building Materials, Fenestration, Roofs, And Balconies: The purpose of these standards is to ensure the use of building materials and fenestration that reinforce the development patterns historically seen in Ogden. High quality materials and punched openings for windows and doors are required. Maximum glazing standards are included to ensure development is at a human scale. Designs should prioritize the visibility of the main entry and provide windows that create a strong and direct relationship to the street. Table 15-34-5.3 outlines the requirements for the downtown commercial zones.
Table 15-34-5.3: Building Materials, Fenestration, Roofs, and Balconies | ||||
C-MU | C-ENT | H25 | C-9 | |
Table 15-34-5.3: Building Materials, Fenestration, Roofs, and Balconies | ||||
C-MU | C-ENT | H25 | C-9 | |
Materials | ||||
Primary | Masonry, stone, brick, architectural concrete | Masonry, stone, brick, architectural concrete. Glass acceptable except fronting Washington Blvd. and Wall Ave. | Masonry, stone, brick | Masonry, stone, brick, architectural concrete |
Secondary | Wood, glass, metal, fiber cement siding | Wood, glass, metal, fiber cement siding | Wood, glass, metal | Wood, glass, metal, fiber cement siding |
Colors | Primary colors shall be muted earth tones of red, brown, tan, or gray, or natural stone colors. Secondary colors may also include black, natural wood or metal finishes, or muted earth tones of green, orange, yellow, or blue. Other colors shall be limited to murals or minor accent details on ten percent (10%) or less of the building surface. Additionally, for each individual building, murals are permitted on one building façade for up to four stories in height without counting toward the 10% accent color allowance. | |||
Fenestration | ||||
Ground Floor (Front Street facing façade) See Graphic 15-34-5.3A | Minimum 50% | Minimum 50% | Minimum 75% | Minimum 50% |
Ground Floor (Side Street facing façade) | Minimum 40% | Minimum 50% | Minimum 60% | Minimum 40% |
2nd Floor (front street facing façade) | Minimum 40% | Minimum 40% facing Wall Avenue and Washington Blvd. | Match cadence/ height of fenestration with window lines of adjacent buildings | Minimum 40% |
Above 2nd Floor (all building facades) | Punched window openings required. Must follow a symmetrical vertical and horizontal pattern | Punched window openings required facing Wall Avenue and Washington Blvd. | Match cadence/ height of fenestration with adjacent buildings1 | Punched window openings required. Must follow a symmetrical vertical and horizontal pattern |
Reflective glass (%) | Ground floor: None allowed Upper floors: 40% maximum | Ground floor: None allowed Upper floors: 40% maximum | Ground floor: None allowed Upper floors: 0% maximum | Ground floor: None allowed Upper floors: 25% maximum |
Roofs and Balconies | ||||
Roof | Pitched roofs prohibited. A defined cornice is required. | Pitched roofs fronting Wall Ave. and Washington Blvd. prohibited | Pitched roofs prohibited. A defined cornice is required. | Pitched roofs prohibited. A defined cornice is required. |
Balconies | All balconies must be at least 15 feet above the ground floor. Recessed balconies allowed front or street side lot line. Projecting balconies allowed on side and rear or incorporated into vertical step back. Balconies may not extend into the public right-of-way unless they are added to an existing building, in which case they may extend into the right-of-way up to a maximum of 2 feet and width of 8 feet. For all other balconies, a minimum depth of 6 feet and width of 8 feet required. Railing must be metal open rails matching color scheme of building. | |||
The fenestration and architectural pattern above the ground floor of structures in the Historic 25th Street Commercial zone shall match the cadence of adjacent structures. (See Graphic 15-34-5.3B) | ||||
1. Where materials change vertically (for example, between floors), a band of at least four inches (4") deep, a ledge, or similar treatment shall be included at the material change.
2. Where materials change horizontally (for example at a building corner), the change shall be made at an inside corner, at a vertical column, at a wrap around the corner to a point where the façade is no longer visible, or similar treatment.
3. Windows may not be covered with signage, wraps, artwork, or other coverings except as allowed in section 18-3-8 of this code.
4. Murals must meet the following:
a. The mural shall remain in place, without alterations, for a minimum of two (2) years. Repairs to return the mural to its original state are allowed.
b. Murals for which compensation is given or received for the display of the mural or for the right to place the mural on another's property are prohibited.
c. Lettering of any kind on the mural is subject to regulation under the Title 18 of this code.
5. Light Art Displays In C-9: To support the goals of the Nine Rails Creative District Master Plan, light art displays are permitted on private property in the C-9 zone if the following conditions are met. Any light art display exceeding four hundred (400) square feet of display area shall require review and approval by the planning commission. These requirements apply to freestanding, wall mounted and projected art and to both internally and externally lit pieces.
a. Lighting Style: Lighting equipment and techniques shall be developed as best suits the art piece by the artist's professional lighting designer or similarly qualified individuals. The applicant will be required to demonstrate how light pollution is minimized or eliminated through inclusion of manufacturer's data for proposed fixtures and drawings (section and plan that show the fixtures relationship to the art and its surroundings).
b. Lighting Plan Required: All proposals for light art shall include a lighting plan that identifies:
(1) Location of all light fixtures;
(2) Identification of all light fixture types, including cut sheets that identify the lumens for each fixture; and
(3) Identification of light color(s) proposed.
c. Light Fixtures: Light fixtures should be LED with dimming capability for its ability to lower energy costs and potential to respond to late night dimming strategies. 2700 kelvin, 90+ Color Rendering Index (CRI) lamping should be used to provide a warm, flattering quality of illumination that is also friendly to the human circadian rhythm (sleep cycle). All fixtures are to have glare shielding that limits or eliminates light pollution (direct and reflected glare, light trespass onto neighboring properties, and sky glow), with full cut-off or cut-off luminaires selected whenever possible.
d. Timers Required: All light art fixtures shall be on dimmers and timers. Lighting shall be turned off at eleven o'clock (11:00) P.M. each night unless otherwise approved by the planning commission or as part of a special event.
F. Public Realm: The purpose of these standards is to ensure improvements to the public realm are consistent with improvements made on private property and connect buildings to the street. Three (3) different public realm zones are identified, and each must be carefully designed to ensure high-quality streetscapes that provide clear walking areas and opportunities for landscaping. Table 15-34-5.4 outlines the requirements for all downtown commercial zones.
Table 15-34-5.4: Public Realm Zones (See Graphics 15-34-5.4A & B) | ||||
C-MU | C-ENT | H25 | C-9 | |
Transition Zone | 0-10 feet | 0-10 feet | 0-6 feet | 0-10 feet |
Sidewalk Zone | 6 feet | 6 feet | 6 feet | 6 feet |
Amenity Zone | 3 feet minimum | 3 feet minimum | 3-8 feet | 3 feet minimum |
G. Planning Commission Exceptions: Where no other exception is noted in this section, the planning commission may grant an exception to the design standards of this section upon finding all of the following criteria are met:
1. The project cannot reasonably or practically comply with the standards.
2. The project meets the purpose and intent of this section and the Ogden Downtown Master Plan to the greatest extent practical.
(Ord. 2023-16, 4-11-2023)
Apartment and mixed-use dwelling projects with seventeen (17) or more dwelling units shall provide interior amenity space and a combination of rooftop, open green space, or additional interior amenity area.
A. The minimum required amount of amenity space is:
1. A minimum of four hundred (400) square feet of interior amenity space.
2. An additional ten (10) square feet of interior space for every unit over forty (40) dwelling units.
3. Any combination of an additional fifty (50) square feet of rooftop or open green space per dwelling unit or an additional twenty-five (25) square feet of interior space per dwelling unit.
B. Interior amenity space requirements may be made up of one (1) or more of the following designated spaces, provided the floor area meets the minimum requirements:
1. Fitness center;
2. Spa;
3. Hot tub;
4. Cooking and dining facilities for group gatherings;
5. Library/study;
6. Clubhouse;
7. Lounge; or
8. Game room.
C. Rooftop or open green space areas shall include at least three (3) of the following amenity features:
1. Playground with a three hundred (300) square foot minimum area;
2. Gas fire pit with seating area with a minimum fifteen foot (15') radius paved area;
3. Two (2) or more tables with chairs;
4. Permanent game area with equipment such as shuffleboard, or chess/checkers tables;
5. Community garden and shed area of at least thirty (30) square feet per twenty (20) units;
6. Outdoor grill at one grill per forty (40) units or portion thereof;
7. Fenced dog park with a two hundred (200) square foot minimum area;
8. Recreational field or court; or
9. Outdoor swimming pool.
(Ord. 2023-16, 4-11-2023)
A. Landmarks Commission Review Required: External alterations or additions to any structures within the 25th Street historic district must be reviewed by the Ogden City landmarks commission. These changes include, but are not limited to, new construction, additions to buildings, signs, awnings, and facade renovation. The proposed changes will be reviewed using the standards and guidelines of title 17 of this code.
B. Additions To Existing Buildings: Existing buildings located in the 25th Street historic district may not be increased in height through rooftop additions or the construction of additional stories unless:
1. Additional floors were removed in the past and the new construction is based on physical and pictorial historical documentation establishing that the new addition is within the limits of size, scale and design of the original historic construction of the building; or
2. The following criteria are met:
a. The addition is set back from the front face of the existing building;
b. The addition is not visible from the pedestrian level when viewed from the front of the building or from the sidewalk directly across the street from the center of the building where the addition is proposed; and
c. The addition is not visible from the pedestrian level of the sidewalk on the same side of the street as the building where the addition is proposed from a distance of three hundred feet (300') in either direction from the building. If a lot on the same side of the street as the building is vacant, it shall be assumed that a twenty-five foot (25') tall building would be placed in the space to make the analysis of visibility of the addition.
(Ord. 2023-16, 4-11-2023)
To promote art uses in the Nine Rails Creative District, the C-9 zone offers unlimited residential densities, more uses, lower setbacks, and lower parking requirements than prior zones. In recognition of these allowances, development also is required to provide or contribute to public art within the Nine Rails Creative District.
A. The public art requirement applies to any or the following:
1. A new multiple-family dwelling project, or an addition to an existing project that adds two (2) or more dwelling units.
2. A new non-residential building of two thousand (2,000) square feet floor area or more, or an addition to an existing building that adds two thousand (2,000) square feet floor area or more.
B. The public art requirement may be satisfied in any of the following ways:
1. By placing a durable public art piece or pieces on the private project site in a location clearly visible from the public right-of-way. Plans for the art shall be included in the development plan application.
2. By placing a durable public art piece or pieces within the public right-of-way or on public property within the Nine Rails Creative District with approval of the responsible agency.
3. By making a financial contribution equal to or exceeding one percent (1%) of the project's building valuation to an approved city or public art program, which contribution will be used for public art within the Nine Rails Creative District.
4. Any equivalent combination of the above.
C. The dollar value of the public art provided shall be equal to or exceed one percent (1%) of the project's building valuation. The director may require an independent appraisal to verify the value.
D. The art shall be reviewed following the public art procedures in Title 4 of this code.
(Ord. 2023-16, 4-11-2023)
A. Building Maintenance: Building maintenance is encouraged while an owner is waiting for a new potential use. Demolition permits are issued only if a building is declared a hazard or upon approved building permit for new construction.
B. Demolition Permit Issuance: Prior to obtaining a demolition permit for the demolition of any main building, the applicant must receive project development plan approval for the immediate reuse of the lot. The submissions must be accompanied with a cost escrow or performance bond to assure timely and proper installation. This bond shall be in addition to the bond required under section 16-9-4 of this code, demolition or moving of buildings or structures code. The bond required under this subsection may be included as part of other required bonding for installation of landscaping or public improvements as an alternative method of performance.
C. Waiver Of Reuse Requirements: Where fire or natural disaster has caused widespread and major damage to properties, and/or where immediate demolition and clearing of the land is necessary to remove hazardous conditions, the director may waive the requirement for immediate reuse of the lot and order immediate demolition. The director may require interim improvements to secure the lot and maintain an attractive site until redevelopment may occur.
(Ord. 2023-16, 4-11-2023)
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