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OGDEN CITY PLANNING COMMISSION
Planning Division January 20, 2021 AGENDA ITEM- H
Page 1 of 31
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
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Planning Division January 20, 2021 AGENDA ITEM- H
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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
OGDEN CITY PLANNING COMMISSION
Planning Division January 20, 2021 AGENDA ITEM- H
Page 3 of 31
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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Planning Division January 20, 2021 AGENDA ITEM- H
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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.
OGDEN CITY PLANNING COMMISSION
Planning Division January 20, 2021 AGENDA ITEM- H
Page 5 of 31
Vicinity Map
OGDEN CITY PLANNING COMMISSION
Planning Division January 20, 2021 AGENDA ITEM- H
Page 6 of 31
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
OGDEN CITY PLANNING COMMISSION
Planning Division January 20, 2021 AGENDA ITEM- H
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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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Planning Division January 20, 2021 AGENDA ITEM- H
Page 8 of 31
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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Planning Division January 20, 2021 AGENDA ITEM- H
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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
OGDEN CITY PLANNING COMMISSION
Planning Division January 20, 2021 AGENDA ITEM- H
Page 10 of 31
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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Planning Division January 20, 2021 AGENDA ITEM- H
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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
ject
fa
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hee
t
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Attachment #2- Weber County Plat
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Attachment #6 – Staff Review Comments
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