Loading...
090 of 2005 - amending section 18.20.090 pertaining to penalties for starting work without a permit amending chapt 0 05-1 0 05-16 SALT LAKE CITY ORDINANCE No. 90 of 2005 (Compatible Residential Infill Development Ordinance) AN ORDINANCE AMENDING SECTION 18.20.090, SALT LAKE CITY CODE, PERTAINING TO PENALTIES FOR STARTING WORK WITHOUT A PERMIT, AND AMENDING CHAPTER 21A OF THE SALT LAKE CITY ZONING CODE, PURSUANT TO PETITION NO. 400-05-25. WHEREAS, the Planning Commission and City Council of Salt Lake City, Utah, have held public hearings and have taken into consideration citizen testimony, filing, and demographic details of the area, the long range general plans of the City, and any local master plan as part of their deliberations. Pursuant to these deliberations, the City Council has concluded that the amendments contained herein are in the best interest of the City. NOW, THEREFORE, be it ordained by the City Council of Salt Lake City, Utah: SECTION 1. That Section 18.20.090 of the Salt Lake Code shall be and hereby is amended as set forth on Exhibit A. SECTION 2. That Chapter 21A of the Salt Lake City Zoning Code shall be and hereby is amended as set forth on Exhibit B. SECTION 3. This ordinance shall take effect immediately upon the date of its first publication. Passed by the City Council of Salt Lake City, Utah this 13th day of December 2005. CHAIRPE SON ATTEST: CH EF DEP TY C Y RE ORDER Transmitted to Mayor on January 5, 2006 Mayor's Action: V- Approved. Vetoed. MAYOR ' -7 ATTEST: L _ APPROVED AS 10 FORM Salt e City ttorney' Office O6 CHIEF DEPUTY TY RE ORDER Date OE C7r , y r.J (SEAL) r Bi 11 No. 90 of 2005. Published: January 14, 210.06 I:AOrdinance O5ACompatible Residential Infill Development Ordinance- 12-30-05 clean.doc 2 Exhibit A 18.20.090 Start of work without permit-Penalty fees-Emergencies. A. Fee Increase When. Whenever any construction or work for which a permit is required by this title is started or commenced without obtaining the prescribed permit, the fees specified in this title may be increased by the building official up to a fee of ten percent(10%) of the valuation of the proposed construction as determined by the Building Official, or$1,000.00, whichever is greater, but the payment of such increased fees shall not relieve any persons from fully complying with the requirements of this title in the execution of the work nor from any other penalties prescribed herein. -1 - EXHIBIT B 21A.14.060 Procedure For Review And Decision: B. Abutting Property Owners' Signatures: Application must include signatures of approval of all abutting property owners on a form provided by the Zoning Administrator. If the Zoning Administrator determines it to be appropriate, due to the nature of the application, signatures of approval of property owners across the street(s) may also be required. 1. If all of the required signatures cannot be obtained, the Zoning Administrator shall refer the application to the Administrative Hearing Officer to be considered as a special exception pursuant to Part V, Chapter 21A.52 of this Title. 2. If all required signatures are obtained, the Zoning Administrator will approve, approve with conditions, deny or refer the application to the Administrative Hearing Officer to be considered as a special exception pursuant to Part V, Chapter 21A.52 of this Title. 21A.14.070 Appeal Of Decision: Any person adversely affected by a decision of the Zoning Administrator or the Administrative Hearing Officer on an application for a routine and uncontested matter may appeal the decision to the Board of Adjustment pursuant to the provisions in Chapter 21A.16 of this Part. 21A.16.010 Authority: As described in Section 21A.06.040 of this Part, the Board of Adjustment should hear and decide appeals alleging an error in any administrative decision made by the Zoning Administrator or the Administrative Hearing Officer in the administration or enforcement of this Title. -2- 21A.24.010 Delete 21A.24.010.0 U. Residential Building Foundation Standard: Each dwelling shall have poured concrete footings, the top of which must be placed below the applicable frost line. Except as otherwise authorized by the planning director and the chief building official in foothill districts, each dwelling shall have a site built concrete or masonry foundation/perimeter skirting constructed around the entire perimeter with interior supports as necessary to meet applicable building codes and adopted seismic loading requirements. The dwelling shall be permanently tied to the foundation system in accordance with applicable building codes and adequately weatherproofed. V. Entrance Landing: At each exit door, there must be a concrete or wood landing that is a minimum of thirty six inches by thirty six inches (36" x 36"), constructed to meet the minimum requirements of the uniform building code with adequate foundation support and permanent attachment to the building. W. Any construction work in residential zoning districts shall comply with City Code section 9.28.040 Noises Prohibited. -3- 21A.24.020 FR-1/43,560 E. Minimum Yard Requirements: 1. Front Yard: The minimum depth of the front yard for all principal buildings shall be equal to the average of the front yards of existing buildings within the block face. Where there are no existing buildings within the block face, the minimum depth shall be twenty feet (20'). Where the minimum front yard is specified in the recorded subdivision plat, the requirement specified on the plat shall prevail. 2. Corner Side Yard: The minimum depth of the corner side yard for all principal buildings shall be equal to the average of the existing buildings on the block face. Where there are no other existing buildings on the block face, the minimum depth shall be twenty feet (20'). Where the minimum corner side yard is specified in the recorded subdivision plat, the requirement specified on the plat shall prevail. J. Maximum Lot Size: With the exception of lots created by a subdivision plat, notice of minor subdivision or minor subdivision amendments recorded in the Office of the Salt Lake County Recorder, the maximum size of a new lot shall not exceed 65,340 square feet. Lots in excess of the maximum lot size may be created through the subdivision process subject to the following standards: 1. The size of the new lot is compatible with other lots on the same block face; 2. The configuration of the lot is compatible with other lots on the same block face; and 3. The relationship of the lot width to the lot depth is compatible with other lots on the same block face. K. Width of an Attached Garage: The width of an attached garage facing the street may not exceed fifty percent (50%) of the width of the front facade of the house. The width of the garage is equal to the width of the garage door, or in the case of multiple garage doors, the sum of the widths of each garage door plus the width of any intervening wall elements between garage doors. -4- 21A.24.030 FR-2/21,780 E. Minimum Yard Requirements: 1. Front Yard: The minimum depth of the front yard for all principal buildings shall be equal to the average of the front yards of existing buildings within the block face. Where there are no existing buildings within the block face, the minimum depth shall be twenty feet (20'). Where the minimum front yard is specified in the recorded subdivision plat, the requirement specified on the plat shall prevail. 2. Corner Side Yard: The minimum depth of the corner side yard for all principal buildings shall be equal to the average of the existing buildings on the block face. Where there are no other existing buildings on the block face, the minimum depth shall be twenty feet (20'). Where the minimum corner side yard is specified in the recorded subdivision plat, the requirement specified on the plat shall prevail. J. Maximum Lot Size: With the exception of lots created by a subdivision plat, notice of minor subdivision or minor subdivision amendments recorded in the Office of the Salt Lake County Recorder, the maximum size of a new lot shall not exceed 32,670 square feet. Lots in excess of the maximum lot size may be created through the subdivision process subject to the following standards: 1. The size of the new lot is compatible with other lots on the same block face; 2. The configuration of the lot is compatible with other lots on the same block face; and 3. The relationship of the lot width to the lot depth is compatible with other lots on the same block face. K. Width of an Attached Garage: The width of an attached garage facing the street may not exceed fifty percent (50%) of the width of the front facade of the house. The width of the garage is equal to the width of the garage door, or in the case of multiple garage doors, the sum of the widths of each garage door plus the width of any intervening wall elements between garage doors. -5- 21A.24.040 FR-3/12,000 E. Minimum Yard Requirements: 1. Front Yard: The minimum depth of the front yard for all principal buildings shall be equal to the average of the front yards of existing buildings within the block face. Where there are no existing buildings within the block face, the minimum depth shall be twenty feet (20'). Where the minimum front yard is specified in the recorded subdivision plat, the requirement specified on the plat shall prevail. 2. Corner Side Yard: The minimum depth of the corner side yard for all principal buildings shall be equal to the average of the existing buildings on the block face. Where there are no other existing buildings on the block face, the minimum depth shall be twenty feet (20'). Where the minimum corner side yard is specified in the recorded subdivision plat, the requirement specified on the plat shall prevail. J. Maximum Lot Size: With the exception of lots created by a subdivision plat, notice of minor subdivision or minor subdivision amendments recorded in the Office of the Salt Lake County Recorder, the maximum size of a new lot shall not exceed 18,000 square feet. Lots in excess of the maximum lot size may be created through the subdivision process subject to the following standards: 1. The size of the new lot is compatible with other lots on the same block face; 2. The configuration of the lot is compatible with other lots on the same block face; and 3. The relationship of the lot width to the lot depth is compatible with other lots on the same block face. K. Width of an Attached Garage: The width of an attached garage facing the street may not exceed fifty percent (50%) of the width of the front facade of the house. The width of the garage is equal to the width of the garage door, or in the case of multiple garage doors, the sum of the widths of each garage door plus the width of any intervening wall elements between garage doors. -6- R-1/12,000 21A.24.050 D. Maximum Building Height: 1. The maximum height of buildings with pitched roofs shall be: a. twenty-eight feet (28')measured to the ridge of the roof; or b. the average height of other principal buildings on the block face. 2. The maximum height of a flat roof building shall be twenty feet (20'). 3. Maximum Exterior Wall Height Adjacent to Interior Side Yards: Twenty feet (20') for exterior walls placed at the building setback established by the minimum required yard. Exterior wall height may increase one (1) foot (or fraction thereof) in height for each foot (or fraction thereof) of increased setback beyond the minimum required interior side yard. If an exterior wall is approved with a reduced setback through a special exception, variance or other process, the maximum allowable exterior wall height decreases by one (1) foot (or fraction thereof) for each foot (or fraction thereof) that the wall is located closer to the property line than the required side yard setback. a. Lots with cross-slopes where the topography slopes, the downhill exterior wall height may be increased by one-half foot (0.5') for each one foot (1') difference between the elevation of the average grades on the uphill and downhill faces of the building. b. Exceptions: i. Gable walls: Walls at the end of a pitched roof may extend to a height necessary to support the roof structure except that the height of the top of the widest portion of the gable wall must conform to the maximum wall height limitation described in this section. ii. Dormer walls: Dormer walls are exempt from the maximum exterior wall height if: 1) The width of a dormer is ten feet (10') or less; and 2) The total combined width of dormers is less than or equal to fifty percent (50%) of the length of the building facade facing the interior side yard; and 3) Dormers are spaced at least eighteen inches (18") apart. 4. Building height for initial construction of a building shall be measured as the vertical distance between the top of the roof and the established grade at any given point of building coverage. Building height for any subsequent structural modification or addition to a building shall be measured from finished grade existing at the time a building permit is requested. Building height for the R-1 districts, R-2 district and SR districts is defined and illustrated in part VI, chapter 21A.62 of this title. 5. Where buildings are stepped to accommodate the slope of terrain, each step shall have a horizontal dimension of at least twelve feet (12'). -7- 6. Additional Building Height: a. For properties outside of the H Historic Preservation Overlay District, additional building height may be granted as a special exception by an Administrative Hearing Officer subject to the special exception standards in 21A.52 and if the proposed building height is in keeping with the development pattern on the block face. The Administrative Hearing Officer will approve, approve with conditions, deny or refer the application to the Board of Adjustment to be considered as a special exception pursuant to Chapter 21A.52 of this Title. Any person adversely affected by a decision of the Administrative Hearing Officer may appeal the decision to the Board of Adjustment. b. Requests for additional building height for properties located in a H Historic Preservation Overlay District shall be reviewed by the Historic Landmarks Commission which may grant such requests subject to the provisions of chapter 21A.34.020. E. Minimum Yard Requirements: 1. Front Yard: The minimum depth of the front yard for all principal buildings shall be equal to the average of the front yards of existing buildings within the block face. Where there are no existing buildings within the block face, the minimum depth shall be twenty feet (20'). Where the minimum front yard is specified in the recorded subdivision plat, the requirement specified on the plat shall prevail. 2. Corner Side Yard: The minimum depth of the corner side yard for all principal buildings shall be equal to the average of the existing buildings on the block face. Where there are no other existing buildings on the block face, the minimum depth shall be twenty feet (20'). Where the minimum corner side yard is specified in the recorded subdivision plat, the requirement specified on the plat shall prevail. G. Maximum Lot Size: With the exception of lots created by a subdivision plat, notice of minor subdivision or minor subdivision amendments recorded in the Office of the Salt Lake County Recorder, the maximum size of a new lot shall not exceed 18,000 square feet. Lots in excess of the maximum lot size may be created through the subdivision process subject to the following standards: 1. The size of the new lot is compatible with other lots on the same block face; 2. The configuration of the lot is compatible with other lots on the same block face; and 3. The relationship of the lot width to the lot depth is compatible with other lots on the same block face. H. Width of an Attached Garage: The width of an attached garage facing the street may not exceed fifty percent (50%) of the width of the front facade of the house. The width of the garage is equal to the width of the garage door, or in the case of multiple garage doors, the sum of the widths of each garage door plus the width of any intervening wall elements between garage doors. -8- R-1/7,000 21A.24.060 D. Maximum Building Height: 1. The maximum height of buildings with pitched roofs shall be: a. twenty-eight feet (28') measured to the ridge of the roof; or b. the average height of other principal buildings on the block face. 2. The maximum height of a flat roof building shall be twenty feet (20'). 3. Maximum Exterior Wall Height Adjacent to Interior Side Yards: Twenty feet (20') for exterior walls placed at the building setback established by the minimum required yard. Exterior wall height may increase one (1) foot(or fraction thereof) in height for each foot (or fraction thereof) of increased setback beyond the minimum required interior side yard. If an exterior wall is approved with a reduced setback through a special exception, variance or other process, the maximum allowable exterior wall height decreases by one (1) foot (or fraction thereof) for each foot (or fraction thereof) that the wall is located closer to the property line than the required side yard setback. a. Lots with cross-slopes where the topography slopes, the downhill exterior wall height may be increased by one-half foot (0.5') for each one foot (1') difference between the elevation of the average grades on the uphill and downhill faces of the building. b. Exceptions: i. Gable walls: Walls at the end of a pitched roof may extend to a height necessary to support the roof structure except that the height of the top of the widest portion of the gable wall must conform to the maximum wall height limitation described in this section. ii. Dormer walls: Dormer walls are exempt from the maximum exterior wall height if: 1) The width of a dormer is ten feet (10') or less; and 2) The total combined width of dormers is less than or equal to fifty percent (50%) of the length of the building facade facing the interior side yard; and 3) Dormers are spaced at least eighteen inches (18") apart. 4. Building height for initial construction of a building shall be measured as the vertical distance between the top of the roof and the established grade at any given point of building coverage. Building height for any subsequent structural modification or addition to a building shall be measured from finished grade existing at the time a building permit is requested. Building height for the R-1 districts, R-2 district and SR districts is defined and illustrated in part VI, chapter 21A.62 of this title. 5. Where buildings are stepped to accommodate the slope of terrain, each step shall have a horizontal dimension of at least twelve feet (1T). -9- 6. Additional Building Height: a. For properties outside of the H Historic Preservation Overlay District, additional building height may be granted as a special exception by an Administrative Hearing Officer subject to the special exception standards in 21A.52 and if the proposed building height is in keeping with the development pattern on the block face. The Administrative Hearing Officer will approve, approve with conditions, deny or refer the application to the Board of Adjustment to be considered as a special exception pursuant to Chapter 21A.52 of this Title. Any person adversely affected by a decision of the Administrative Hearing Officer may appeal the decision to the Board of Adjustment. b. Requests for additional building height for properties located in a H Historic Preservation Overlay District shall be reviewed by the Historic Landmarks Commission which may grant such requests subject to the provisions of chapter 21A.34.020. E. Minimum Yard Requirements: 1. Front Yard: The minimum depth of the front yard for all principal buildings shall be equal to the average of the front yards of existing buildings within the block face. Where there are no existing buildings within the block face, the minimum depth shall be twenty feet (20'). Where the minimum front yard is specified in the recorded subdivision plat, the requirement specified on the plat shall prevail. 2. Corner Side Yard: The minimum depth of the corner side yard for all principal buildings shall be equal to the average of the existing buildings on the block face. Where there are no other existing buildings on the block face, the minimum depth shall be twenty feet (20'). Where the minimum corner side yard is specified in the recorded subdivision plat, the requirement specified on the plat shall prevail. G. Maximum Lot Size: With the exception of lots created by a subdivision plat, notice of minor subdivision or minor subdivision amendments recorded in the Office of the Salt Lake County Recorder, the maximum size of a new lot shall not exceed 10,500 square feet. Lots in excess of the maximum lot size may be created through the subdivision process subject to the following standards: 1. The size of the new lot is compatible with other lots on the same block face; 2. The configuration of the lot is compatible with other lots on the same block face; and 3. The relationship of the lot width to the lot depth is compatible with other lots on the same block face. H. Width of an Attached Garage: The width of an attached garage facing the street may not exceed fifty percent(50%) of the width of the front façade of the house. The width of the garage is equal to the width of the garage door, or in the case of multiple garage doors, the sum of the widths of each garage door plus the width of any intervening wall elements between garage doors. - 10- R-1/5,000 21A.24.070 D. Maximum Building Height: 1. The maximum height of buildings with pitched roofs shall be: a. twenty-eight feet (28')measured to the ridge of the roof; or b. the average height of other principal buildings on the block face. 2. The maximum height of a flat roof building shall be twenty feet (20'). 3. Maximum Exterior Wall Height Adjacent to Interior Side Yards: Twenty feet (20') for exterior walls placed at the building setback established by the minimum required yard. Exterior wall height may increase one (1) foot (or fraction thereof) in height for each foot (or fraction thereof) of increased setback beyond the minimum required interior side yard. If an exterior wall is approved with a reduced setback through a special exception, variance or other process, the maximum allowable exterior wall height decreases by one (1) foot (or fraction thereof) for each foot (or fraction thereof) that the wall is located closer to the property line than the required side yard setback. a. Lots with cross-slopes where the topography slopes, the downhill exterior wall height may be increased by one-half foot (0.5') for each one foot (1') difference between the elevation of the average grades on the uphill and downhill faces of the building. b. Exceptions: i. Gable walls: Walls at the end of a pitched roof may extend to a height necessary to support the roof structure except that the height of the top of the widest portion of the gable wall must conform to the maximum wall height limitation described in this section. ii. Dormer walls: Dormer walls are exempt from the maximum exterior wall height if: 1) The width of a dormer is ten feet (10') or less; and 2) The total combined width of dormers is less than or equal to fifty percent (50%) of the length of the building façade facing the interior side yard; and 3) Dormers are spaced at least eighteen inches (18") apart. 4. Building height for initial construction of a building shall be measured as the vertical distance between the top of the roof and the established grade at any given point of building coverage. Building height for any subsequent structural modification or addition to a building shall be measured from finished grade existing at the time a building permit is requested. Building height for the R-1 districts, R-2 district and SR districts is defined and illustrated in part VI, chapter 21A.62 of this title. 5. Where buildings are stepped to accommodate the slope of terrain, each step shall have a horizontal dimension of at least twelve feet (12'). 6. Additional Building Height: -11 - a. For properties outside of the H Historic Preservation Overlay District, additional building height may be granted as a special exception by an Administrative Hearing Officer subject to the special exception standards in 21A.52 and if the proposed building height is in keeping with the development pattern on the block face. The Administrative Hearing Officer will approve, approve with conditions, deny or refer the application to the Board of Adjustment to be considered as a special exception pursuant to Chapter 21A.52 of this Title. Any person adversely affected by a decision of the Administrative Hearing Officer may appeal the decision to the Board of Adjustment. b. Requests for additional building height for properties located in a H Historic Preservation Overlay District shall be reviewed by the Historic Landmarks Commission which may grant such requests subject to the provisions of chapter 21A.34.020. E. Minimum Yard Requirements: 1. Front Yard: The minimum depth of the front yard for all principal buildings shall be equal to the average of the front yards of existing buildings within the block face. Where there are no existing buildings within the block face, the minimum depth shall be twenty feet (20'). Where the minimum front yard is specified in the recorded subdivision plat, the requirement specified on the plat shall prevail. For buildings legally existing on April 12, 1995, the required front yard shall be no greater than the established setback line of the building. F. Maximum Building Coverage: The surface coverage of all principal and accessory buildings shall not exceed percent (40%) of the lot. G. Maximum Lot Size: With the exception of lots created by a subdivision plat, notice of minor subdivision or minor subdivision amendments recorded in the Office of the Salt Lake County Recorder, the maximum size of a new lot shall not exceed 7,500 square feet. Lots in excess of the maximum lot size may be created through the subdivision process subject to the following standards: 1. The size of the new lot is compatible with other lots on the same block face; 2. The configuration of the lot is compatible with other lots on the same block face; and 3. The relationship of the lot width to the lot depth is compatible with other lots on the same block face. H. Standards for Attached Garages: Width of an Attached Garage: The width of an attached garage facing the street may not exceed fifty percent (50%) of the width of the front facade of the house. The width of the garage is equal to the width of the garage door, or in the case of multiple garage doors, the sum of the widths of each garage door plus the width of any intervening wall elements between garage doors. -12- • SR-1 21A.24.080 D. Maximum Building Height: 1. The maximum height of buildings with pitched roofs shall be: a. twenty-eight feet (28') measured to the ridge of the roof; or b. the average height of other principal buildings on the block face. 2. The maximum height of a flat roof building shall be twenty feet (20'). 3. Maximum Exterior Wall Height Adjacent to Interior Side Yards: Twenty feet (20') for exterior walls placed at the building setback established by the minimum required yard. Exterior wall height may increase one(1) foot (or fraction thereof) in height for each foot (or fraction thereof) of increased setback beyond the minimum required interior side yard. If an exterior wall is approved with a reduced setback through a special exception, variance or other process, the maximum allowable exterior wall height decreases by one(1) foot (or fraction thereof) for each foot (or fraction thereof) that the wall is located closer to the property line than the required side yard setback. a. Lots with cross-slopes where the topography slopes, the downhill exterior wall height may be increased by one-half foot (0.5') for each one foot (1') difference between the elevation of the average grades on the uphill and downhill faces of the building. b. Exceptions: i. Gable walls: Walls at the end of a pitched roof may extend to a height necessary to support the roof structure except that the height of the top of the widest portion of the gable wall must conform to the maximum wall height limitation described in this section. ii. Dormer walls: Dormer walls are exempt from the maximum exterior wall height if: 1) The width of a dormer is ten feet (10') or less; and 2) The total combined width of dormers is less than or equal to fifty percent (50%) of the length of the building facade facing the interior side yard; and 3) Dormers are spaced at least eighteen inches (18") apart. 4. Building height for initial construction of a building shall be measured as the vertical distance between the top of the roof and the established grade at any given point of building coverage. Building height for any subsequent structural modification or addition to a building shall be measured from finished grade existing at the time a building permit is requested. Building height for the R-1 districts, R-2 district and SR districts is defined and illustrated in part VI, chapter 21A.62 of this title. 5. Where buildings are stepped to accommodate the slope of terrain, each step shall have a horizontal dimension of at least twelve feet (12'). -13- 6. Additional Building Height: a. For properties outside of the H Historic Preservation Overlay District, additional building height may be granted as a special exception by an Administrative Hearing Officer subject to the special exception standards in 21A.52 and if the proposed building height is in keeping with the development pattern on the block face. The Administrative Hearing Officer will approve, approve with conditions, deny or refer the application to the Board of Adjustment to be considered as a special exception pursuant to Chapter 21A.52 of this Title. Any person adversely affected by a decision of the Administrative Hearing Officer may appeal the decision to the Board of Adjustment. b. Requests for additional building height for properties located in a H Historic Preservation Overlay District shall be reviewed by the Historic Landmarks Commission which may grant such requests subject to the provisions of chapter 21A.34.020. E. Minimum Yard Requirements: 1. Front Yard: The minimum depth of the front yard for all principal buildings shall be equal to the average of the front yards of existing buildings within the block face. Where there are no existing buildings within the block face, the minimum depth shall be twenty feet(20'). Where the minimum front yard is specified in the recorded subdivision plat, the requirement specified on the plat shall prevail. For buildings legally existing on April 12, 1995, the required front yard shall be no greater than the established setback line of the existing building. Delete section 21A.24.080.E.3.c Interior Side Yard F. Maximum Building Coverage: The surface coverage of all principal and accessory buildings shall not exceed forty percent(40%) of the lot area. For lots with buildings legally existing on April 12, 1995, the coverage of existing buildings shall be considered legal conforming. G. Maximum Lot Size: With the exception of lots created by a subdivision plat, notice of minor subdivision or minor subdivision amendments recorded in the Office of the Salt Lake County Recorder, the maximum size of a new lot shall not exceed 150% of the minimum lot size allowed by the base zoning district. Lots in excess of the maximum lot size may be created through the subdivision process subject to the following standards: 1. The size of the new lot is compatible with other lots on the same block face; 1 2. The configuration of the lot is compatible with other lots on the same block face; and 3. The relationship of the lot width to the lot depth is compatible with other lots on the same block face. H. Standards for Attached Garages: Width of an Attached Garage: The width of an attached garage facing the street may not exceed fifty percent (50%) of the width of the front facade of the house. The width of the garage is equal to the width of the - 14- garage door, or in the case of multiple garage doors, the sum of the widths of each garage door plus the width of any intervening wall elements between garage doors. - 15- SR-3 21A.24.100 D. Maximum Building Height: 1. The maximum height of buildings with pitched roofs shall be: a. twenty-eight feet (28')measured to the ridge of the roof; or b. the average height of other principal buildings on the block face. 2. The maximum height of a flat roof building shall be twenty feet (20'). 3. Maximum Exterior Wall Height Adjacent to Interior Side Yards: Twenty feet (20') for exterior walls placed at the building setback established by the minimum required yard. Exterior wall height may increase one (1) foot (or fraction thereof) in height for each foot (or fraction thereof) of increased setback beyond the minimum required interior side yard. If an exterior wall is approved with a reduced setback through a special exception, variance or other process, the maximum allowable exterior wall height decreases by one (1) foot (or fraction thereof) for each foot (or fraction thereof) that the wall is located closer to the property line than the required side yard setback. a. Lots with cross-slopes where the topography slopes, the downhill exterior wall height may be increased by one-half foot (0.5') for each one foot (1') difference between the elevation of the average grades on the uphill and downhill faces of the building. b. Exceptions: i. Gable walls: Walls at the end of a pitched roof may extend to a height necessary to support the roof structure except that the height of the top of the widest portion of the gable wall must conform to the maximum wall height limitation described in this section. ii. Dormer walls: Dormer walls are exempt from the maximum exterior wall height if: 1) The width of a dormer is ten feet (10') or less; and 2) The total combined width of dormers is less than or equal to fifty percent (50%) of the length of the building facade facing the interior side yard; and 3) Dormers are spaced at least eighteen inches (18") apart. 4. Building height for initial construction of a building shall be measured as the vertical distance between the top of the roof and the established grade at any given point of building coverage. Building height for any subsequent structural modification or addition to a building shall be measured from finished grade existing at the time a building permit is requested. Building height for the R-1 districts, R-2 district and SR districts is defined and illustrated in part VI, chapter 21A.62 of this title. 5. Where buildings are stepped to accommodate the slope of terrain, each step shall have a horizontal dimension of at least twelve feet (12'). -16- 6. Additional Building Height: a. For properties outside of the H Historic Preservation Overlay District, additional building height may be granted as a special exception by an Administrative Hearing Officer subject to the special exception standards in 21A.52 and if the proposed building height is in keeping with the development pattern on the block face. The Administrative Hearing Officer will approve, approve with conditions, deny or refer the application to the Board of Adjustment to be considered as a special exception pursuant to Chapter 21A.52 of this Title. Any person adversely affected by a decision of the Administrative Hearing Officer may appeal the decision to the Board of Adjustment. b. Requests for additional building height for properties located in a H Historic Preservation Overlay District shall be reviewed by the Historic Landmarks Commission which may grant such requests subject to the provisions of chapter 21A.34.020. E. Minimum Yard Requirements: 1. Front Yard: The minimum depth of the front yard for all principal buildings shall be equal to the average of the front yards of existing buildings within the block face. Where there are no existing buildings within the block face, the minimum depth shall be ten feet (10'). Where the minimum front yard is specified in the recorded subdivision plat, the requirement specified on the plat shall prevail. 3. Interior Side Yard: a. Single-Family Detached Dwellings: Four feet (4') b. Single-Family Attached And Twin Home Dwellings: When abutting a single-family dwelling, a four foot (4') yard is required, otherwise no interior yard is required. Where a yard is provided, it shall be not less than four feet (4'). H. Maximum Lot Size: With the exception of lots created by a subdivision plat, notice of minor subdivision or minor subdivision amendments recorded in the Office of the Salt Lake County Recorder, the maximum size of a new lot shall not exceed 200% of the minimum lot size allowed by the base zoning district. Lots in excess of the maximum lot size may be created through the subdivision process subject to the following standards: 1. The size of the new lot is compatible with other lots on the same block face; 2. The configuration of the lot is compatible with other lots on the same block face; and 3. The relationship of the lot width to the lot depth is compatible with other lots on the same block face. I. Standards for Attached Garages: Width of an Attached Garage: The width of an attached garage facing the street may not exceed fifty percent (50%) of the width of the front façade of the house. The width of the garage is equal to the width of the -17- garage door, or in the case of multiple garage doors, the sum of the widths of each garage door plus the width of any intervening wall elements between garage doors. -18- R-2 21A.24.110 D. Maximum Building Height: 1. The maximum height of buildings with pitched roofs shall be: a. twenty-eight feet (28')measured to the ridge of the roof; or b. the average height of other principal buildings on the block face. 2. The maximum height of a flat roof building shall be twenty feet (20'). 3. Maximum Exterior Wall Height Adjacent to Interior Side Yards: Twenty feet (20') for exterior walls placed at the building setback established by the minimum required yard. Exterior wall height may increase one (1) foot (or fraction thereof) in height for each foot (or fraction thereof) of increased setback beyond the minimum required interior side yard. If an exterior wall is approved with a reduced setback through a special exception, variance or other process, the maximum allowable exterior wall height decreases by one (1) foot (or fraction thereof) for each foot (or fraction thereof) that the wall is located closer to the property line than the required side yard setback. a. Lots with cross-slopes where the topography slopes, the downhill exterior wall height may be increased by one-half foot (0.5') for each one foot (1') difference between the elevation of the average grades on the uphill and downhill faces of the building. b. Exceptions: i. Gable walls: Walls at the end of a pitched roof may extend to a height necessary to support the roof structure except that the height of the top of the widest portion of the gable wall must conform to the maximum wall height limitation described in this section. ii. Dormer walls: Dormer walls are exempt from the maximum exterior wall height if: 1) The width of a dormer is ten feet (10') or less; and 2) The total combined width of dormers is less than or equal to fifty percent (50%) of the length of the building facade facing the interior side yard; and 3) Dormers are spaced at least eighteen inches (18") apart. 4. Building height for initial construction of a building shall be measured as the vertical distance between the top of the roof and the established grade at any given point of building coverage. Building height for any subsequent structural modification or addition to a building shall be measured from finished grade existing at the time a building permit is requested. Building height for the R-1 districts, R-2 district and SR districts is defined and illustrated in part VI, chapter 21A.62 of this title. 5. Where buildings are stepped to accommodate the slope of terrain, each step shall have a horizontal dimension of at least twelve feet (12'). 6. Additional Building Height: - 19- a. For properties outside of the H Historic Preservation Overlay District, additional building height may be granted as a special exception by an Administrative Hearing Officer subject to the special exception standards in 21A.52 and if the proposed building height is in keeping with the development pattern on the block face. The Administrative Hearing Officer will approve, approve with conditions, deny or refer the application to the Board of Adjustment to be considered as a special exception pursuant to Chapter 21A.52 of this Title. Any person adversely affected by a decision of the Administrative Hearing Officer may appeal the decision to the Board of Adjustment. b. Requests for additional building height for properties located in a H Historic Preservation Overlay District shall be reviewed by the Historic Landmarks Commission which may grant such requests subject to the provisions of chapter 21A.34.020. E. Minimum Yard Requirements. 1. Front Yard: The minimum depth of the front yard for all principal buildings shall be equal to the average of the front yards of existing buildings within the block face. Where there are no existing buildings within the block face, the minimum depth shall be twenty feet (20'). Where the minimum front yard is specified in the recorded subdivision plat, the requirement specified on the plat shall prevail. F. Maximum Building Coverage. The surface coverage of all principal and accessory buildings shall not exceed forty-five percent (45%) of the lot for two-family dwellings and forty percent (40%) for single family dwellings. For lots with buildings legally existing on April 12, 1995, the coverage of existing buildings shall be considered legal conforming. G. Maximum Lot Size: With the exception of lots created by a subdivision plat,notice of minor subdivision or minor subdivision amendments recorded in the Office of the Salt Lake County Recorder, the maximum size of a new lot shall not exceed 150% of the minimum lot size allowed by the base zoning district. Lots in excess of the maximum lot size may be created through the subdivision process subject to the following standards: 1. The size of the new lot is compatible with other lots on the same block face; 2. The configuration of the lot is compatible with other lots on the same block face; and 3. The relationship of the lot width to the lot depth is compatible with other lots on the same block face. H. Standards for Attached Garages: Width of an Attached Garage: The width of an attached garage facing the street may not exceed fifty percent (50%) of the width of the front façade of the house. The width of the garage is equal to the width of the garage door, or in the case of multiple garage doors, the sum of the widths of each garage door plus the width of any intervening wall elements between garage doors. -20- • 21A.40.050 A. Location Of Accessory Buildings In Required Yards: 3. Rear Yards: Location of accessory buildings in a rear yard shall be as follows: a. In residential districts, no accessory building shall be closer than one foot (1') to a side or rear lot line except when sharing a common wall with an accessory building on an adjacent lot. In nonresidential districts, buildings may be built to side or rear lot lines in rear yards, provided the building complies with all applicable requirements of the adopted building code; and b. No portion of the accessory building shall be built closer than four feet (4') to any portion of the principal building. c. Garages on two (2) or more properties that are intended to provide accessory building use for the primary occupants of the properties, in which the garage is located, may be constructed in the rear yards, as a single structure subject to compliance with adopted building code regulations and the size limits for accessory buildings on each property as indicated herein. d. In the R-1 Districts, R-2 District and SR Districts accessory structures shall be located a maximum of five feet (5') from the rear property line subject to the following exceptions: i. The maximum setback from the rear property line may be increased to meet the Transportation Division minimum required turning radius and other maneuvering standards. ii. The Planning Director or designee may authorize the issuance of building permits for an accessory structure with a maximum setback of more than five feet (5') from the rear property line if the property owner demonstrates that fifty percent (50%) or more of the properties on the block face have accessory structures located more than five feet (5') from the rear property line. In this case, the accessory structure may be setback from the rear property line a distance equal to the average setback of the other accessory structures on the block face. An appeal of this administrative decision shall be heard by an Administrative hearing officer subject to the provision of 21A.52 of this Title. iii. The Board of Adjustment may approve an alternate location for an accessory structure as a special exception based on hardships created by topography or the location of mature vegetation. B. Maximum Coverage: 1. Yard Coverage: In residential districts, any portion of an accessory building shall occupy not more than fifty percent (50%) of the total area located between the rear façade of the principal building and the rear lot line. 2. Building Coverage: In the FR, R-1, R-2 and SR residential districts the maximum building coverage of all accessory buildings shall not exceed fifty percent (50%) of the building footprint of the principal structure up to a maximum of 720 square feet for a single family dwelling and 1,000 square feet for a two- family dwelling. Notwithstanding the size of the footprint of the principal -21 - building, at least 480 square feet of accessory building coverage shall be allowed subject to the compliance with subsection 21A.40.050.B.1 of this section. C. Maximum Height Of Accessory Buildings/Structures: 1. Accessory To Residential Uses in the FP district, RMF districts, RB, R-MU districts, and the RO District: The height of accessory buildings/structures in residential districts shall conform to the following: a. The height of accessory buildings with flat roofs shall not exceed twelve feet (12'); b. The height of accessory buildings with pitched roofs shall not exceed seventeen feet (17') measured to the mid-point of the roof; and c. Accessory buildings with greater building height may be approved as a special exception, pursuant to part V, chapter 21A.52 of this title 2. Accessory To Residential Uses in the FR, R-1 districts, R-2 district and SR districts: The height of accessory buildings/structures in the FR districts, R-1 district, R-2 district and SR districts shall conform to the following: a. The height of accessory buildings with flat roofs shall not exceed twelve feet (12'); b. The height of accessory buildings with pitched roofs shall not exceed seventeen feet (17') measured as the vertical distance between the top of the roof and the finished grade at any given point of building coverage; and c. Accessory buildings with greater building height may be approved as a special exception, pursuant to part V, chapter 21A.52 of this title if the proposed accessory building is in keeping with other accessory buildings on the block face. -22- 21A.52.030 Special Exceptions Authorized V. Additional building height in the R-1 Districts, R-2 Districts and SR Districts (subsections 21A.24.050.D.6, 21A.24.060.D.6, 21A.24.070.D.6, 21A.24.080.D.6, 21A.24.100.D.6, 21A.24.110.D.6). W. Alternate location for accessory structures in the R-1 Districts, R-2 Districts and the SR Districts (subsection 21A.40.050A.3.d.iii). -23- 21A.58.090 Sketch Plan Review: the Development Review Administrator or designee may accept a sketch plan and other documentation prior to the formal submittal of plans for building permit review to determine the required standard for front or corner side yard; building height and wall height for a principal structure, width and placement of attached garages; and the location, building height and footprint of accessory structures. The sketch plan review process may be utilized for properties located in the FR, R-1, R-2 and SR districts. The submittal shall incorporate sufficient documentation for the Development Review Administrator or designee to determine the zoning standards that will be applicable to developing the specific site. This preliminary zoning review intends to provide information and guidance to the project designer and is not to be construed as an application or approval of site or building plans. Subsequent building permit applications must comply with all applicable Salt Lake City development requirements. -24- 21A.60.020 List of Terms Complete Demolition Development Pattern Sketch Plan Review 21A.62.040 Definitions "Block face"means all of the lots facing one side of a street between two (2) intersecting streets. Corner properties shall be considered part of two (2)block faces, one for each of the two (2) intersecting streets. In no case shall a block face exceed one thousand feet (1,000'). "Building Height—In the FR-1, FR-2, FR-3, FP, R-1/5,000, R-1/7,000, R-1/12,000, R-2, SR-1 and SR-3 districts,"building height shall be the vertical distance between the top of the roof and the grade of the site, as described in subsection of this title, measured at any given point of building coverage. (See illustration in section 21A.62.050 of this chapter.) "Building height—outside FR, FP, R-1, R-2 and SR districts" means the vertical distance, measured from the average elevation of the finished lot grade at each face of the building, to the highest point of the coping of a flat roof or to the deck line of a mansard roof or to the average height of the highest gable of a pitch or hip roof (See illustration in section 21A.62.050 of this chapter.) "Complete Demolition"means any act or process that destroys or removes seventy- five percent (75%) or more of the exterior walls and or total floor area of a structure, improvement or object. "Development Pattern" The development pattern standard applies to principal building height and wall height, attached garage placement and width, detached garage placement, height, wall height, and footprint size. A development pattern shall be established when three or more existing structures are identified to establish the pattern, or in the case that three structures constitutes more than fifty percent (50%) of the structures on the block face fifty percent (50%) of the structures shall establish a pattern. "Sketch Plan Review"means a preliminary review process administered by the Development Review Administrator or designee for the purpose of determining the required standard for front or corner side yard; building height and wall height, width -25- and placement of attached garages; and the location, building height and footprint of accessory structures prior to the formal submittal of plans to obtain a building permit. 21A.62.050 Illustrations Of Selected Definitions: The definitions listed below are illustrated on the following pages: A. Building Height In Foothills Districts, R-1 Districts, R-2 District and SR Districts. B. Building Height (Outside Foothills Districts, R-1 Districts, R-2 District and SR Districts). -26- F C.i F• Maximum Height VI From Established Grade_ Q Illustration'A' ............... N U Established Grads tri Street — (."U Established Grade The natural typographic grade of undistutbed areas on e site or the grade that exists after approved subdivision site I F. In devcb te pne -activity has been completed prior to approval for building permit construction activity.' (El for Height I- rn From Established Grads- .-7 Building Height • •—'—'—' 't: ^.—. Front •a-� Building height foe initial construction of a building in a Setback —1 �— It .T. foothill zone shall be measured as the vrxlioal distance ---—'-i' "'r _Maximum Height F" between the top of the roof end the esteblished grade 1 I �� From'Finished Grade O t any given point of building coverage.Building height — Q for any subsequent structural modification or addition ••i"'''" rri r9 rL'Y - - -Established Grade R to a building shall be measured from finished grade ——'1 - . • --- Fexisting at the time a building permit is requested. �� F9 L'iJ LW � g - Finished Grade', C7 Street • tn xa o z Q Finished Grade Q Z "The finished grade of a wile alter reconfiguring grades ci' a re- < . according to an approved gnding plan related to the initial budding permit activity on a site." ... di Illustration— B BUILDING HEIGHT (OUTSIDE FOOTHILL DISTRICTS, R-1 DISTRICTS, R-2 DISTRICT AND SR DISTRICTS) DEFINITION : Building Height The vertical distance measured from the I average elevation of the finished lot H grade at each face of the building, to the highest point of the coping of a flat roof; the deck line of a mansard roof, or the FLAT ROOF C average height of the gable on a pitched, gambrel, hip or shed roof H Height of Building H C : Average Elevation of Finished Lot Grade MANSARD ROOF 1/2 1/2 H H. PITCH ROOF HIP ROOF 12, 1/2 GAMBREL ROOF C SHED ROOF -28-