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Fruit Heights discusses proposed R13 zoning to allow 4,000-square-foot lots, denser development
Summary
Council members and planning staff reviewed a proposed R13 zoning that would permit 4,000-square-foot lots, set a base density of seven units per acre with a PUD density bonus to nine, and outlined setbacks, lot widths and street impacts; no ordinance was adopted.
Fruit Heights City Council members and planning staff discussed a proposed R13 zoning classification that would allow 4,000-square-foot lots and set a base maximum of seven dwelling units per acre, with a planned-unit-development option to increase density to nine units per acre.
The proposal prompted a detailed presentation from planning staff on lot dimensions, setbacks and street profiles and a discussion about how those changes compare with existing rules and regional development trends. Planning staff said they were using a 4,000-square-foot lot as a ‘‘talking point’’ because some state legislators are seeking a statewide law to permit 4,000-square-foot lots across Utah. "I use that as kind of the talking point, the demarcation," planning staff said.
Under the draft R13 language shown to the council, the city would allow lots with an average width of about 50 feet and a minimum lot width of 45 feet. Planning staff described a typical lot footprint of 50 by 80 feet; after setbacks the building pad would be roughly 34 by 45 feet, which staff said would generally accommodate homes in the 1,300–1,500-square-foot range. Front and rear setbacks in the draft are 20 feet, and side-yard setbacks are 8 feet on each side.
Staff noted that those 8-foot side yards result in about 16 feet between houses. "You can see the space between those—that's 16 feet between the homes," planning staff said when showing photos from a completed development. Staff also showed street profiles from a comparable development in Farmington and said the streets are narrow, driveways are about 20 feet from the sidewalk to the garage and on-street parking could make two-way traffic difficult on typical blocks.
Council members compared the proposed R13 densities to existing zones, noting that R16 allows about six units per acre while the draft R13 would set seven base units per acre and allow a two-unit-per-acre bonus under a PUD. Planning staff said the prior rule required 8,000-square-foot lots but allowed some projects to reach higher densities—"up to 10 or up to 25 units per acre," depending on specific project allowances—so the R13 proposal is intended to create a clearer multifamily option within the city—s zoning map.
Council members and staff discussed where an R13 zone might fit in the city and whether there are particular parcels where that density would be appropriate. One councilmember said the idea is unpopular but felt the city should provide an option for true multifamily development in parts of the city where it might make sense. Planning staff said the proposed standard would not allow accessory units or certain backyard infill that the city does not intend to permit under this zone.
No ordinance was introduced or adopted during the meeting. The council approved the minutes for the prior meeting at the start of the session; the R13 proposal remained a discussion item to be refined and likely returned to the planning commission or a future council meeting for additional review.
