Site Plan consideration for a multi-family development ...

OGDEN CITY PLANNING COMMISSION

Planning Division January 20, 2021 AGENDA ITEM- H

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Agenda Name: Site Plan consideration for a multi-family development

“Riverwalk” at 240 West 20th Street in the Central Business

District (CBD) Zone.

Petitioner/ Developer: Joe Torman/ LOTUS 338 E South Temple, Ste. B SLC, UT

[email protected] Petitioner/ Developer’s requested action: Approval for the proposed multi-family

development with 101 apartment units and seventeen (17) townhome units in the CBD

zone.

The Planning Commission will be reviewing two (2) issues with this request. This first

pertains to the CBD ordinance which requires the Planning Commission to review site

plans and exterior building elevations to determine compliance with the following

issues:

- Building material compatibility with surroundings - Architectural lines of the building and relationship to surroundings - On and off site landscaping and sidewalk treatments - Traffic circulation: on and off site - Screening of utilities and containers from public view and adjacent properties.

In addition to the CBD zone, compliance with the provisions of the Make Ogden Plan will also need to be reviewed and considered.

The Commission makes a recommendation to the Mayor for the CDB site plan.

There are several conditions that the applicant will need to address in regards to the proposed site plan. Staff recommends the Commission act as they feel comfortable in terms of the amount and types of corrections and changes required, some of which have not been fully resolved as of Jan. 17, 2021 and may potentially change the proposed site.

Clinton Spencer, AICP

Planning Commission’s determination for action

What the Planning Commission reviews

mailto:[email protected]



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Possible findings based on the decision Commission determines appropriate.

1. Approval, finding that the proposed site plan with the proposed

recommendations from staff:

o Complies with the General Plan and CBD Community Plan in that it:

• Is compatible in the downtown area in terms of use and building

design, and site design

• Complies with the requirements of the CBD and zoning

ordinance by:

▪ Providing compatible materials and architectural lines

▪ Providing landscaping that creates interest at the

pedestrian scale

▪ Provides adequate traffic circulation

o Complies with the Make Ogden plan.

2. Denial, finding that the proposed use and site plan:

o Does not comply with the General Plan, or CBD Community Plan

o Does not comply with the zoning ordinance, including the requirements

found in the CBD ordinance

o Does not comply with the Make Ogden plan.

3. Continue to a future date [enter date], finding that the proposed use and site

plan

o Does not currently comply with the General Plan, or CBD Community

Plan, Make Ogden plan or CBD ordinance, but by implementing staff

comments may

o Lacks information and detail which may require proposed building,

parking, amenity and landscaping locations to be altered depending on

how the following issues are addressed:

o Proposed public street details

o Utility connections (water and sewer)

o Storm water management plan

o Temporary Fire turn around location and design

o Floodway, flood plain and riparian area detail and treatment



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Staff recommends the following conditions take place with any approval of the

proposed multi-family development:

1. Clearly identify and label the riparian areas on the plans

a. No development, landscaping, new trails, etc are allowed in the riparian

area

b. Location of riparian area may require site adjustments for buildings and

trail amenities.

2. Staff recommends that the building be setback eleven (11) feet from the

riparian/ floodway area to provide a six (6) foot sidewalk and a minimum of five

(5) feet from the sidewalk to the building.

3. Show floodway and flood plain on plans.

4. Clearly identify, label and dimension proposed public street right of way and

ensure that proper setbacks are provided as per Planning Staff review.

5. Provide utility plans (sewer, water) in accordance with Ogden City Engineering

department standards and regulations.

6. Continue to work with Ogden City Engineering on Storm water management plan

and how that plan will affect the overall site.

7. Provide temporary Fire turn around on the proposed road access.

8. Provide direct access from the units and any common space on the west side of

the main floor of building W1D direct access to the six (6) sidewalk along the

river.

9. Provide elevations of maintenance building which match the proposed buildings.

To be approved by Staff.

10. Remove all “fin” features from the townhomes and apartment buildings.

11. Modify entrances into townhomes to include canopy, awning, recessed entry or

similar. Proposed cantilevered floor above entrance does not count as entrance

feature. To be approved by Staff.

12. Provide updated elevations of nine-plex townhome units facing 20th Street.

13. Continue brick on entire first floor of front elevations of townhomes, except at

the corner units.

14. Move all balconies from the rear of the units facing parking lots and parking

areas, and re-locate them on the front of the units towards open space.

15. Provide street trees in park strip areas along future public street. Indicate type

and spacing. Coordinate with city Urban Forester.

Planning Staff’s Recommended Action



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16. Specify the ground treatment for the Tot lot area which includes the swing set

and boat play structure.

17. Remove all proposed landscaping treatments within the riparian easement.

18. Provide a three (3) foot screening wall along 20th Street either: decorative wall,

berming, or evergreen hedge.

19. Applicant utilize Planning Staff parking recommendations to make more

efficient use of parking including encouraged sidewalk connection through

parking.

20. The applicant provide details of the decorative fencing around the property.

21. No chain link is allowed on the site. Replace proposed coated chain link with

decorative fencing to match other fencing along the river.

22. No fencing is allowed within the riparian areas.

23. Staff recommends the applicant move the dumpster away from the 20th Street

frontage, or that if not possible to move the dumpster, the enclosure also include a

roof to match the materials of the surrounding buildings.



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Vicinity Map



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The applicant is proposing to

construct a multi-family

complex named “Riverwalk ”

along the Ogden River. There

are four (4) buildings proposed

for this project, five (5) if you

count the maintenance

building on the SE corner of

the project at the entrance

from 20th Street. Two (2) of

the buildings are apartment style with a total of 101 units. There are thirty-two (32) one-

bedroom units, forty (40) two-bedroom units, and twenty-nine (29) three-bedroom units.

A learning center, fitness center, leasing office and clubroom with attached patio are

also included in building W1C located along the proposed public street. These two (2)

buildings are forty-three (43) feet tall and are finished with brick, stucco, cement board

siding, and fiber cement paneling. The buildings have large windows, and each unit is

served by an outdoor balcony which is enclosed with railing. The buildings also include

a modern cornice feature with raised sections on the corners and balcony areas to give

the building scale.

The other two (2) buildings are townhomes with nine (9) units in one, and eight (8) units

in the other (17 units total). Each of the townhome buildings are thirty-two (32) feet tall

and are finished with similar material as the apartment buildings; primarily brick,

stucco, and cement board siding and paneling. Large windows are also included in the

townhome units as are balconies, except one of the units, which face towards the rear

of the townhomes and parking lots. The townhomes also include two (2) car garages

on the first floors and are rear-loaded.

Several site amenities are included in the plan which include parking for the Crystal

wave pool, a tot lot with swings and a boat play feature, an interactive water feature,

pergola, and concrete ping pong tables and game benches. Metal tables are also

provided with a sail shade above next to the tot lot play area. A proposed trail with

crushed rock is also proposed along the Ogden River frontage as is a six (6) foot wide

sidewalk that connects to buildings, amenities, parking areas and the river front. The

property is all located within a fenced area with the fencing material being a decorative

metal, and proposed chain link fence. No additional detail for the fencing has been

provided.

Description of request



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The applicant has provided 126 stalls for the 101 apartment units which is 1.24 stalls

per unit. The townhomes units all include a two (2) car garage for parking. There is

also an additional parking lot adjacent to the Crystal Wave feature with eight (8) parking

stalls. An additional four (4) parking stalls are provided along the proposed public street

as well.

Compliance with the General and Central Business District Plans

General Plan:

7.8 – Identify opportunities for inclusion of 4,700 new dwelling units

8.2 – Create a walkable and distinctive downtown

8.3 – Increase development of downtown

8.6 – Maintain, enhance and expand the open space system

CBD Plan

10.B – Develop and urban setting along the river within the CBD with themed

lighting, trees, sidewalk treatments, and inclusion of urban type uses along the

trail.

14.B - Allow for high density housing at numerous locations in the downtown

The proposed development is on the fringe of the CBD zone on the west and creates

a transition from the other uses to the west (currently industrial, residential) to the

downtown. It creates new walking opportunities and enhances the open space along the

Ogden River.

Compliance with all zoning code regulations of the Central Business District

1. The proposed building materials and architectural lines

The proposed building is located behind the existing Walmart location adjacent to

the Ogden River. The west side of the river has been developed with a paved trail

which is heavily used. The east side of the river presents a tremendous

opportunity to take advantage of a unique situation to develop housing along the

river front, albeit on a very challenging piece of land which is irregularly shaped

and includes a large storm water easement along the south side of the property.

Past History

Factors for consideration of action



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As mentioned the materials for the buildings are stucco, cement fiberboard, and

brick which are all compliant with the CBD zone. The colors for the proposed

buildings are primarily browns (brick and cement board siding), gray (cement

board paneling), and white stucco accents. There are several large window

openings which provide views to the natural surroundings of the adjacent river

front as well.

The Ogden downtown has long been identified as classic architectural building

types and styles which are primarily brick, even in modern applications. The

materials and architecture of the proposed buildings largely match other buildings

in the Ogden downtown with a strong, albeit modern, cornice, large areas of brick,

repeating window lines, and clear base body and cap.

Although named “Riverwalk”, there is no direct access from the ground floor units

facing the river and planned sidewalk. Each unit is provided a balcony and staff

recommends that a direct access to the sidewalk adjacent to the river be provided

on the main floor. This can be accomplished with a gate on the existing balconies

and a sidewalk connection to the main sidewalk along the river.



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Some of the townhome units include a feature that is not typical to the classic

architecture found in the Ogden downtown which appears as a “fin” that serves no

utility but to help break up the architecture of the building. In Staff’s view the “fin”

feature complicates the simplicity of the building and adds a feature to the

building which is not found in other buildings but represents a popular building

trend. Staff recommends the “fin” feature be removed from the townhome units to

be more in character with other buildings in the Ogden downtown.

In addition to the “fin” being removed, the applicant has provided brick on most of

the first level except at the corners which gives the buildings scale, and one other

section that is proposed as stucco. In order to maintain a consistent appearance,

and create a uniform “base” of the building, Staff recommends that brick be

located on the first floor of the townhome units labeled “T7” and “T8” on the site

plan. As some revisions have taken place and two (2) units have now been added

to “T7”, Staff recommends the applicant provide updated elevations showing how

that building will be affected.

In addition to the materials and design of the townhomes, the entrances to the

interior units is only differentiated by a cantilevered floor and entrance door. The

Make Ogden plan clarifies

that entrances should be

identified by a canopy,

recessed entry, or other

feature to help clearly

identify and differentiate

the building entrance.

Staff recommends the

“Fin” feature to

be removed



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applicant provide a canopy, recessed entry, awning, or other approach on the

entries to the buildings.

The balconies for the proposed townhome units face towards the rear of the units

which is typically towards the parking areas. Staff recommends that these

balconies be moved to the front of the units facing towards the pedestrian

movement on the property, and not hidden and isolated at the rear.

The applicant has not provided elevations for the proposed maintenance building

at the entrance to the project, or the proposed dumpsters either which Staff

recommends to match the architecture and materials of the proposed buildings.

2. On and off site landscaping and sidewalk treatment Landscaping for the project is being proposed mainly along the river. The riparian edges within the property line count towards landscaping as well. According to their plans, the applicant is providing 75,053 square feet of landscaping, which is thirty-two (32) percent of the entire site. The applicant is proposing to dedicate the street to a public street in the future. In order to comply with requirements on a public street the applicant will need to show street trees in the public right of way and the spacing of those trees. Staff recommends the applicant also reach out to the city Urban Forester to determine the most suitable species for that area. In addition to the street trees, other areas of the site need to be landscaped such as a parking island within the parking area. The applicant will be required to make this change through the site plan approval process. Landscape is also being shown on the proposed site plan within the riparian easement along the edge of the river. This area is not be be modified as it has been designed to handle instances of flooding in the area and is generally within the floodway for the river in this area. Staff recommends that all development, landscaping, or improvements to the riparian easement be removed from the plans in the riparian easement. In order to properly show what improvements can take place along the river, Staff recommends that the applicant provide plans clearly indicating the riparian, floodway, and flood plain areas. This will help identify more clearly what can take place on the site and how that will interact with the proposed building, sidewalk and landscaping.



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As the applicant is providing a sidewalk along the river, elements of safety should be implemented to make the area feel safe and inviting. Pedestrian scale lighting is required along the river area for this reason. Staff recommends the applicant either install light posts along the sidewalk as shown here, or that the building provide lighting to the sidewalk and that that lighting be specified on a lighting plan with details. In the discussion that follows parking is being addressed. Staff has provided the applicant with a more efficient attempt at parking which provides additional parking stalls. One of the provisions of this plan is providing a sidewalk through the parking area that accesses the buildings. Although not a requirement because there are fewer than 200 parking stalls, Staff would encourage the applicant to provide a sidewalk feature through the parking lot that helps protect and guide pedestrians to from the parking area to the building.

3. Parking and traffic circulation

Parking for the project is provided by a large parking lot for the apartment units and two (2) car garages for the townhomes. For the apartments, the applicant has provided a total of 126 stalls. However, the parking areas have the most potential to be altered or changed due some other circumstances that also take place on the property. First, and most notable, is a storm water outfall area. An easement has been included on the property for the future handling of Ogden’s storm water in this area. A large portion of that area may be required to be uncovered, although this is not definitive. Ogden Engineering has been working with the applicant and their engineer on resolving this issue. The outfall area currently includes several parking stalls that would possibly need to be removed to allow the city to properly handle the storm water needs. The parking requirement for the type of housing proposed (low/ moderate income housing) is 0.8 stalls per unit, which the applicant would still be able to maintain. Based off of a recent site plan update by the applicant, a total of fourteen (14) stalls would need to be removed to accommodate the outfall area. In addition to those stalls being removed, five (5) other stalls are shown in a required fifteen (15) foot setback along 20th Street. With those parking stalls removed, the applicant is left with 103 stalls, which is 1.02 stalls per unit, which is above the required 0.8 stall per unit requirement. Staff has proposed a different parking approach to the applicant that makes more efficient use of the area for parking, and which may pick up additional stalls for the development. Staff recommends the applicant review that suggestion and update the site plan accordingly to show how Staff’s approach would increase the overall number of parking stalls, in accordance with the outcomes of the engineering



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study to determine the area needed to handle the storm water outfall. Plans have changed already because of this storm water outfall area, and where the issue has not yet been resolved, it may have a larger or smaller effect on the site than is currently being shown. Where the adjustments take place mainly in the parking area, and where the applicant still meets the minimum requirements for parking if stalls are removed, Staff recommends that the applicant continue working with Staff to resolve the storm water outfall area.

For the townhome units, parking requirements are met with the proposed two (2) car garages. A twenty-four (24) foot access is provided to the garages along 20th Street, which also acts as the area for parking backing to take place. Staff recommends the applicant provide twenty-six (26) feet in those areas to ensure ease of parking backing from the garages. Access into the parking lot to the northeast portion of the site is done with a fifteen (15) foot wide access, which does not meet current Fire code requirements. Staff recommends the applicant work with the Fire department to ensure compliance with the size of that access. In addition, where the applicant is proposing to dedicate the street to the city, a temporary Fire turn around is required at the end of that road. This turn around is required to be 100’ in diameter and could potentially effect the design and layout of the proposed diagonal parking and access. Staff recommends the applicant continue working with staff to resolve this issue. In order to secure the site, many areas are restricted with fencing. The applicant has provided for some decorative fencing along the river, except in one area the applicant calls for five (5) foot coated chain link fence. Staff recommends the applicant continue the use of decorative fencing along the river front to be consistent in beautifying the area.

4. Screening of utilities and containers from public view

Parking for the townhomes is screened as it is located in private garages.

However, the parking lot for the apartments is not properly screened from 20th

Street. A three (3) foot tall berm, evergreen hedge, or decorative wall is required to

screen the parking lot, which Staff recommends be installed.

The storage and loading dock areas for Walmart are located to the east of the

proposed site. Staff recommends that the applicant install a screening fence

along the east property line to screen these uses from the residential development

they are proposing. Screening materials could be metal, or masonry, with no chain

link or vinyl fencing allowed to match the character and durability required in the



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downtown area. Details of the fencing can be completed with Staff review. As

already mentioned above, no fencing is allowed within the riparian areas which

need to be shown and clearly labeled on the site plan. Examples of appropriate

decorative metal fencing is shown below:

The dumpster for this project is proposed adjacent to 20th Street just behind the

proposed maintenance building. Staff recommends the applicant move the

dumpster, which is also partially over the storm water easement, away from the

20th Street frontage, or that if not possible to move the dumpster, the enclosure

also include a roof to match the materials of the surrounding buildings.

5. Other ordinance and review requirements

With the applicant proposing to change the street to a public street, more

information is required to determine if the setbacks along the street are being met.

Staff recommends that the proposed public right of way be shown on the site plan

with setback measurements to the buildings.

As mentioned, there are still several moving parts to this project that may impact

certain aspects of the entire site. The unresolved issues in this project include

parking numbers and locations, building locations, landscaping areas and

treatments, and sidewalk locations as stated in the report. It is anticipated that the

changes will only cause minor alterations of the plan, but not guaranteed.

Compliance with the Make Ogden Plan

1. Building Design Standards

As mentioned above, the Make Ogden plan has been approved by the city, but no

specific regulations have been determined on how to implement the plan. These

regulations are forthcoming in a revision of the CBD ordinance. The proposed

building with Staff’s recommendations meet the regulations and intent of the

current CBD ordinance, as well as some recommendations of the Make Ogden



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plan for the Commercial Mixed-Use (C-MU) areas of the plan including the

following:

▪ Front yard lot line requirement

▪ Parking location

▪ Masonry/ stone/ architectural concrete on first floor

▪ Changes of material – Horizontal and vertical

▪ 75% façade at front lot line

▪ Punched window openings

Other recommendations that the proposal does not follow:

▪ Ground floor commercial required

• Only 40% of main floor can be residential

Requiring commercial on the first floor in this area is not feasible for this project.

1. Project Fact Sheet

2. Weber County Plat

3. Proposed and Since Amended Site Plan and Staff Parking Proposal

4. Proposed Floor Plans

5. Proposed Elevations & Staff Recommended Changes

6. Staff Review Comments

Attachments

Attachment #1- Project Fact Sheet



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PROPERTY INFORMATION

Property Address: 240 W 20th Street

Zone: CBD

Community Plan: CBD

Property Size: 5.49 Acres

Existing Use: Vacant

DEVELOPMENT STATISTICS WITH PROPOSED DEVELOPMENT

Land utilization

Open space Building Hard surface

32% 19% 49% (including building footprint)

Building footprint square footage: 45,607

Building height: 38’ for apartments; 32’ for townhomes

On site Parking: With staff recommendations approximately 103 for

apartments; 34 for townhomes

Required Parking: 0.8 stalls/ unit for apartment; 1.5 for townhomes

Pro

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Attachment #2- Weber County Plat

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Attachment #6 – Staff Review Comments



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Site Plan consideration for a multi-family development ...

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