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19.08.090. Application of PRUD to underlying zoning district

            (1)        Upon combining the PRUD overlay zone with an appropriate existing zoning district, variations from the development standards of the underlying zone may be permitted by the Planning Commission and City Council provided the variations are specifically adopted by the Planning Commission and City Council as part of the approved PRUD plans.  Variations, however, shall not include changes in the uses allowed by the zoning district with which the PRUD zone has been combined.

            (2)        The Planning Commission and City Council may, in the process of approving preliminary or final PRUD plans, approve the variations from the minimum standards of the underlying zone where there is sufficient evidence that the variations will not adversely affect neighboring property and that the designation standards of Section 19.08.100 are met.

            (3)        Reduction of setbacks or other open space shall be compensated by providing additional open space in other appropriate areas of the development and shall be in keeping with accepted land use planning principles.

            (4)        The minimum side to side separation between residential structures shall be ten feet (10').  The minimum side to side separation between single family residential structures in an R-S (PRUD) zone shall be twenty feet (20') (ten foot (10') minimum side yard setback from property line).  The minimum side to front, side to rear, and rear to rear separation between residential structures shall be twenty-five feet (25').  The minimum front to front separation between residential structures shall be fifty feet (50').

            (5)        Base Density.  The base density of a PRUD shall be based on the density of the underlying zoning district.  If the PRUD is located in more than one (1) residential zoning district, the total number of units for the PRUD is calculated by adding up the number of units allowed by each zoning district, with the applicable density bonus.  However, the dwelling units may be placed without regard to zoning district boundaries.

            (6)        When topography would dictate a lower density than the base residential density of the underlying zoning district, a density analysis, specific to the site, shall determine the base density for the PRUD.

            (7)        The base residential density and the maximum forty percent (40%) density bonus shall be based on the following:

 

 

Zoning District

Base

Density

Density With

50% Bonus

A

1 unit per acre

1.5 units per acre

R-S

2.5 units per acre

3.75 units per acre

R-1-10

3.5 units per acre

5.25 units per acre

R-1-8

4 units per acre

6 units per acre

R-1-6

5.5 units per acre

8.25 units per acre

R-2

8 units per acre

12 units per acre

R-M1

14 units per acre

21 units per acre

R-M2

16 units per acre

24 units per acre

R-H

24 units per acre

36 units per acre

 

            (8)        Density Bonus and Incentives.  The inclusion of certain amenities or design options may result in an allowed increase in density, referred to as a density bonus.  The total density bonus shall not exceed forty percent (40%).

            The City Council, upon recommendation of the Planning Commission, may determine the density bonus upon the City Council's acceptance of the design options, as set forth below:

 

 

Density Bonus/ Incentives

 

Design Option

Additional Open Space –

Maximum 10% bonus

Developments which provide greater than the required base open space, shall be awarded a 1% bonus for each 1% of the total project area in common open space.

Provision of Recreation and

Site Amenities –

Maximum 10% bonus

Density bonus may be awarded for the provision of major recreation facilities and site amenities such as swimming pools, tennis courts, playgrounds, or similar facilities.

Parking

Maximum 10% bonus

 

Density bonus may be awarded for enclosed parking in a stacked unit multi-family structure:

 

Single-car per dwelling unit designed within the primary building – 5%

50% or more of required parking structured within or below the multi-family building – 10%

Exterior Building Materials

Maximum 10% bonus

20% of all sides of primary and accessory buildings shall be finished with masonry.  An increase to 50% may receive a 5% density bonus and an increase to 75% may receive a 10% density bonus.

Pedestrian & Bicycle

Circulation

Maximum 5% bonus

In addition to sidewalks required along public streets, pedestrian and bicycle trails provided in conjunction with the development's open space network may receive a 5% density bonus.

Fencing

Maximum 5% bonus

All perimeter fencing shall be uniform in design including architecturally designed brick or masonry, vinyl with brick or stone columns, solid or semi-private vinyl fencing, and open fencing such as vinyl rail or wrought iron may be used in conjunction with landscaping.

Streetscape Enhancements

Maximum 10% bonus

Aesthetic improvements to the physical elements of a street and yard space fronting a street, including street and sidewalk pavings, street furniture, landscaping, street trees, and street lighting that is above the City street lighting standard.

 

            (9)        PRUDs shall provide a minimum open area for use-in-common of residents and/or occupants of such development.  The base open space requirement for each residential zoning district shall be as follows:

 

Zoning District

Base Open Space

A

60%

R-S

50% unless Single Family Detached

R-1-10, R-1-8 & R-1-6

50% unless Single Family Detached

R-2

40%

R-M1, R-M2 & R-H

30%

 

            (10)      Required "base" open space shall be areas that are not occupied by buildings, structures, parking areas, or streets.  Such areas shall include:

                        (a)        The required peripheral buffer strip around the project of not less than twenty feet (20') in width, containing trees and other horticulture plantings, which strip and plantings shall be required.  The periphery buffer strip along public street frontages shall be the same as that of the underlying zoning district.  The periphery buffer area may be modified where the building, fencing, and/or the land between that building and the property line has been specifically designed to minimize adverse impact through a combination of structural and landscape design techniques.  The periphery buffer strip may also include pathways.  Berming may also be required if buffering, needed separation, or safety would be enhanced;

                        (b)        Area between buildings and outside of platted lots;

                        (c)        Area with natural features worthy of preservation, which are not buildable, such as canyons or slopes, ridge lines, wetlands, stream or creek corridors, utility corridors, wildlife habitat, geologically sensitive areas, and significant views and vistas.  Utility corridors shall only be counted towards the open space requirement if improved as an accessible amenity to the project or the community as a whole.  This may be included in the peripheral buffer strip;

                        (d)        Significant agricultural lands worthy of preservation for continued agricultural use.  These preserved agricultural lands shall not be stripped of topsoil, and adequate irrigation and water rights shall be preserved for the maintenance of these lands;

                        (e)        Open space and landscaped areas which are integrated into the site design of non-residential uses approved as part of the PRUD plan and which are accessible by the residents of the project.

                                    (11)      The base open space requirement in any residential zoning district may be reduced five percent (5%) if all of the following conditions are met:

                        (a)        No additional density beyond the base in the zoning district is requested;

                        (b)        The street cross-section provides a street treatment which allows for more landscaping and better separation of pedestrian and vehicular traffic (beyond the typical public street);

                        (c)        The open space provided shall be integrated into the PRUD project and accessible to all residents of the PRUD community via pedestrian corridors or via enhanced pedestrian systems, which minimize the need to cross streets; and

                        (d)        All other aspects of the PRUD ordinance are complied with.

            (12)      The base open space requirement in the single-family residential zoning districts may be reduced to thirty percent (30%) for PRUDs where all of the dwelling units are detached, single-family structures.

            (13)      The following criteria should be considered when granting a density bonus for additional open space:

                        (a)        The open space should be held in common via public ownership or by a homeowner's association with a permanent open space easement;

                        (b)        The open space should be large enough for the use of all residents of the project or the general public.  Such spaces should include improvements such as playgrounds, pathways, pavilions, play courts, ball fields, as well as informal spaces which encourage the use and enjoyment of the open space.  Such areas may include lands, which are buildable, such as prominent ridgelines, views and vistas, and areas of significant native vegetation; or

                        (c)        Improved and accessible agricultural lands such as equestrian facilities, stables, etc. for the use of area residents.

            (14)      The Planning Commission and City Council shall require the preservation, maintenance, and ownership of all open space through one, or a combination of the following:

                        (a)        Dedication of the land as a public park or parkway system;

                        (b)        Dedication of the land as permanent open space on the recorded plat;

                        (c)        Granting the City a permanent open space easement on the private open spaces to guarantee that the open space remain perpetually in recreation use, with ownership and maintenance being the responsibility of a homeowner's association; or

                        (d)        Through compliance with the provisions of the Condominium Ownership Act as outlined in Title 57 of the Utah Code, which provides for the payment of common expenses for the upkeep of common areas and facilities.

                        (e)        In the event the common open space and other facilities are not maintained in a manner consistent with the approved final PRUD plan, the City may at its option cause such maintenance to be performed and assess the costs to the affected property owners or responsible association.

            (15)      Any property reserved as open space and included in support of a density bonus, will not be considered as an offset, credit, or contribution towards any applicable impact fee, regardless of whether the property is used as a park, detention basin, etc.

            (16)      Any changes in use, or arrangement of lots, blocks, and building tracts, or any changes in the provision or type of common open spaces must be submitted for review and approval by the City Council upon recommendation of the Planning Commission.

            (17)      When the PRUD overlay is applied to the R-S (residential suburban) zoning district, no single family lot is to be smaller than eight thousand (8,000) square feet.


Ord. No.97-35, Recodified, 6/19/1997
Ord. No. 03-45, Amended, 12/18/2003
Ord. No. 03-45, Amended, 12/18/2003
Ord. No. 97-58, Amended, 10/16/1997
Ord. No. 00-55, Amended, 1/4/2001
Ord. No. 09-21, Amended, 12/3/2009
Ord. No. 12-01, Amended, 2/16/2012
Ord. No. 97-19, Enacted, 4/17/1997
Ord. No. 04-69, Recodified, 12/16/2004

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