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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 that is expected of residential-scale design. Table 15-32-5.1 outlines the requirements for the downtown multiple-family zones.
Table 15-32-5.1: Building Placement | ||
R-MFV | R-MFH | |
Table 15-32-5.1: Building Placement | ||
R-MFV | R-MFH | |
Horizontal Setbacks | ||
Front and Street Side | Minimum: 10 feet Maximum: 15 feet | Minimum: 15 feet Maximum: 25 feet |
Rear | Minimum: 20 feet Maximum: 75 feet For buildings adjacent to non-residential uses: No minimum | Minimum: 20 feet Maximum: 75 feet For buildings adjacent to non-residential uses: No minimum |
Side | Minimum: none | Minimum: 5 feet |
Large Lots | For lots larger than five (5) acres 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. | |
Building Frontage | ||
Front and Street Side Lot Line | Individual buildings may not exceed 150 feet in length along the street | Individual buildings may not exceed 150 feet in length along the street |
Ground Floor Entries | For apartments, a minimum of one ground floor entry facing the street is required. Entry must be covered and enter an interior lobby or hallway accessing the dwelling units. Open breezeway entries are not allowed. Apartments on corner lots shall have one recessed entry within 20 feet of the corner on the side street. For single-family rowhouse developments, each dwelling fronting a street shall have a covered entry directly to the street. Rear units shall have a front entry to an interior greenspace or courtyard a minimum of 20 feet wide. | Front or street side entries shall be elevated above the sidewalk and require the use of stoops, porches, and/or recessed facades. For apartments, a minimum of one ground floor entry facing the street is required. Entry must be covered and enter an interior lobby or hallway accessing the dwelling units. Open breezeway entries are not allowed. For single-family rowhouse developments, each dwelling fronting a street shall have a covered entry directly to the street. Rear units shall have a front entry to an interior greenspace or courtyard a minimum of 20 feet wide. |
B. Building Massing And Form: The purpose of these standards is to ensure quality design of buildings as viewed from all sides and to reinforce Ogden's character from a height perspective. Heights are limited to provide adequate transitions between areas of higher and lower intensity buildings. Table 15-32-5.2 outlines the requirements for the downtown multiple-family zones.
Table 15-32-5.2: Building Massing and Form | ||
R-MFV | R-MFH | |
Table 15-32-5.2: Building Massing and Form | ||
R-MFV | R-MFH | |
Minimum Height | 2 stories (30 feet) | None |
Maximum Height | 6 stories (75 feet) | 3 stories (48 feet) |
Vertical Step Backs | For buildings over 4 stories (55 feet), an 8 foot vertical step back is required above the ground floor at any story (See Graphic 15-32-5.2A) | None |
Horizontal Building Articulation | Required. Maximum length of blank wall: 15 feet. Provide variation in building articulation a minimum of every 20 feet | Required. Maximum length of blank wall: 15 feet. Provide variation in building articulation a minimum of every 20 feet |
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. | ||
Vertical Building Articulation | Required. For buildings over 2 stories in height, vertical architectural elements shall be included at least every 20 feet. These may be reinforced at the ground level or beginning at the second story. (See Graphic 15-32-5.2B) | |
Vertical articulation shall be achieved through a façade change of at least 12 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 6 story building is required to have a vertical articulation that is at least 4 stories in height. | ||
Height Transition | None | None |
C. Building Material, Fenestration, And Roofs: The purpose of these standards is to ensure the use of building materials and fenestration that reinforce the Ogden's residential character. High quality materials and punched openings for windows and doors are required. Table 15-32-5.3 outlines the requirements for the downtown multiple-family zones.
Table 15-32-5.3: Building Materials, Fenestration, Roofs, and Balconies | ||
R-MFV | R-MFH | |
Table 15-32-5.3: Building Materials, Fenestration, Roofs, and Balconies | ||
R-MFV | R-MFH | |
Materials | ||
Primary | Masonry/stone, architectural concrete, fiber cement siding | Masonry/stone, wood, architectural concrete, fiber cement siding |
Secondary | Wood, glass | Glass |
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, blue. Other colors shall be limited to murals or minor accent details on ten percent (10%) or less of the building surface. | |
Fenestration | ||
Ground Floor (Front Street facing façade) | Minimum 50% | Minimum 25% |
Ground Floor (Side Street facing façade) | Minimum 25% | Minimum 25% |
2nd Floor (front street facing façade) | Minimum 40% | Punched window openings required |
Above 2nd Floor (all building facades) | Punched window openings required | Punched window openings required |
Reflective glass (%) | Ground Floor: none allowed Upper Floors: 25% maximum | None Allowed |
Roofs and Balconies | ||
Roofs | Pitched roofs prohibited | Pitched roofs and flat roofs permitted |
Balconies | Recessed balconies required for a minimum of 40% of upper floor units facing front or street side lot line. Projecting balconies allowed on side and rear or incorporated into vertical step back. A minimum depth of 6 feet and width of 8 feet required for all balconies. Railing must be metal open rails. | Recessed balconies allowed front or street side lot line. Projecting balconies allowed on side and rear or incorporated into vertical step back. A minimum depth of 6 feet and width of 8 feet required for all balconies. Railing must be metal open rails. |
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.
D. 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 15-32-5.4 outlines the requirements for all downtown multiple-family zones. See Graphic 15-32-5.4.
Table 15-32-5.4: Public Realm Zones (See Graphic 15-32-5.4) | ||
R-MFV | R-MFH | |
Transition Zone | 0-3 feet | 0-3 feet |
Sidewalk Zone | 6 feet | 6 feet |
Amenity Zone | 5 feet minimum | 5 feet minimum |
E. 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 downtown plans to the greatest extent practical.
(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)
Buildings that are located east of Adams Avenue and properties facing either side of Adams Avenue are:
A. prohibited from painting or covering exterior brick except as provided in Subsection B.
B. painting or sealing of unpainted brick may be approved by the planning commission if an evaluation is submitted to the planning commission that has been reviewed by the director providing information that:
1. painting or sealing of the brick is required to provide a protective surface that will limit the continued erosion of the brick.
2. the paint or sealant used will preserve the brick.
3. the color of the paint or sealant will match the existing brick color.
(Ord. 2024-8, 4-9-2024)