6 PM
Public Safety Building
301 S Main Street, Heber City
Learn about the CHOZ proposal, share your input, and ask questions.
5:30 PM CHOZ Q&A
6:00 PM Public Hearing
Heber City Hall
75 N Main Street, Heber
The Planning Commission will review feedback and consider recommendations for adoption.
Within the general CHOZ Overlay, there are two sub-districts: Central Neighborhoods for the residential neighborhoods, and the Transition Corridor District (east and west of Main Street and along Midway Lane). The intent of each district is as follows:
The Central Neighborhoods District, as part of the Central Heber Overlay Zone, has been established to allow for various forms of infill. These include flag lots, small lots, and certain missing middle housing types. The CND adds additional housing flexibility to the R-2 and R-3 zones in the Downtown area.
The Central Heber Vision suggests an additional mix of uses could be considered as a transition to the residential neighborhoods east and west of the Main Street area and along Midway Lane. The Transition Corridors District (TCD) has been established to promote limited uses with a mix consisting of residential and commercial uses. The mix of uses would allow for medium to higher density residential uses, with occasional corners for lower intensity commercial uses.
For both sub-districts, the additional infill housing types include: flag lots, smaller lots (based on the current infill ordinance), duplexes, mansion homes (3 and 4plex homes that look like a single home), courtyard buildings, and subordinate dwelling units. Design standards are also proposed and are based on the type of building being proposed.
Use Options for Historic Homes in the Central Heber Overlay Zone. As a new chapter this draft ordinance provides for additional use options for historic buildings with certain architectural features. The intent is to provide additional income possibilities that could help ensure the continuation of these older buildings. Older buildings become increasingly harder to maintain as they age. If the area becomes eligible for an historic designation or additional homes get individually designated, businesses within the dwellings can help provide tax credits to the property owner. Income and tax credits could be applied to the upkeep of the home
Process: The suggested process leading to a possible adoption includes a public open house on March 20th at the Public Safety Building, a half-hour pre-public hearing open house for additional input on February 25th coupled with a public hearing with the Planning Commission at City Hall. If the Planning Commission recommends approval or approval with some changes, the draft goes to the City Council for review and a potential eventual adoption.
Draft date: January 22, 2025
Many of Heber’s older Central Neighborhoods, generally encompassed by the R-2 and R-3 zones, have historic homes that exhibit character and designs not often found in today’s newer neighborhoods. The intent of this chapter is to provide land use options that could assist in the desire to retain these older buildings instead of eventually being knocked down or entering a state of neglect. These options are intended to incentivize owners to maintain their buildings and remain in the City. These buildings reinforce the historic urban character of Heber’s neighborhoods and could provide convenience and walkability benefits for area residents, as well as a new revenue stream for existing historic homes.
A. Eligible Homes. Homes that are eligible for approval as per this code must meet the following requirements.
B. Design Features. At least one feature from each category of the following architectural features shall be present on the building (these features must have been on the original building as well as on the present building):
C. Seatbacks. Existing non-conforming setbacks shall not impact any new use. Additions to historic buildings shall be consistent with the following :
D. Parking. On-site parking requirements are waived except as per the table (18.53.031) below.
E. Height. The height of the structure may only be increased by one story.
F. Architecture. Additions shall reflect the style of the existing building and/or features identified in “B” above.
G. Area.
H. Signs and Outdoor Displays. Each building may have one 10 square foot free standing monument sign that includes a rock/brick base equal to 1/3 of the sign face, not exceeding 4 feet in height and must meet the required placement standards of the sign ordinance in Section 18.104 of the code. Monument signs shall not be internally lit, exterior lighting with an historic appearance such as downlit gooseneck lighting is allowed. One unlit wall sign or blade sign is permitted, not exceeding 3 square feet. Temporary outside displays and A-frame advertising are allowed if such items are removed and placed inside the building daily.
I. Exterior building lighting. Shall be downlit and reflect an historic theme consistent with the building’s age.
J. Occupancy. The home shall continue to be owner and/or manager occupied as per Table 18.53.03.1.
K. Deterioration. Significantly deteriorated buildings shall be disqualified from these use options when they display clear evidence of neglect such as broken windows, rust, rot, missing railings, broken stairs, and peeling paint. If such buildings are permitted to use one of these options, through an agreement, the building shall be repaired within 90 days or lose their use permit (s) and cease the business-related operations. Buildings when approved under one of these use options shall maintain the building to avoid the appearance of neglect, or after written notice, lose their permit approval.
L. Street & Utility Improvements. Historic building sites, when converted to a non-residential or multi-family use, are not required to install curb, gutter & sidewalk or buried power, unless the historic property adjoins another property that contains existing curb, gutter & sidewalk. A deed restriction shall be recorded with the property requiring property owner financial participation if such improvements are initiated by the City in the future or by other property owners along the street.
M. Additional Standards for Rehabilitation and Additions. See Section 18.53.040 for additional Design Standards for Rehabilitation and Additions.
N. Reviews and Approvals. It is the intent of this chapter that use flexibility for Historic Buildings will receive a priority and expedient review. The Community Development Director or its designee serves as the Land Use Authority responsible for approving permitted non-residential use conversions and associated site plans/elevations for new uses in historic buildings per this chapter, while the Planning Commission serves as the Land Use Authority for any new use that requires a Conditional Use. Building permits and business licenses are required as per City ordinances.
The following table displays the potential uses allowed for historic buildings in the Central Neighborhood’s residential zones.
Table 18.53.03.1
The following suggested standards shall be incorporated for any building renovations, rehabilitations, and additions. Disturbance of the site is also addressed. The intent of these provisions is to ensure appropriate treatment of historic properties.
A. Design Standards for Rehabilitation and Additions:
Draft date: February 10, 2025
To implement the Central Heber Vision of the General Plan, the Central Heber Overlay Zone (CHOZ) is hereby created to include two distinct land use districts. If the use of the Overlay is desired by an applicant, the uses and standards of this chapter shall apply.
The underlying zone uses remain. The CHOZ includes additional uses and limitations as described below. In order to accomplish the objectives and purposes of this title and to stabilize and protect the essential district characteristics, the following uses are allowed the CHOZ:
P = PERMITTED USE (P) A site plan application is required with staff processing. Site plan applications are approved, when and if they meet the ordinance standards.
C = PLANNING COMMISSION CONDITIONAL USE REVIEW (C). A site plan application with Planning Commission review is required.
N = not allowed in the particular overlay area
All uses listed in the use table, that require a building permit shall also require a site plan application.
A. Those who desire to convert homes, lots or other buildings to commercial use or multi-family use shall maintain the required landscaping. No parking is allowed in a front yard.
B. Rooftops may be used as garden type open space, and/or passive recreation space.
C. All Rooftop Heating, Ventilating, and Air Conditioning equipment (HVAC) shall be enclosed or screened such that it is not readily recognizable as HVAC equipment.
D. Special Standards for certain uses and structures.
E. Small lots. Smaller lots than the standard lot size required in the R-2 and R-3 zones are allowed as follows:
F. Flag lots. Flag lots shall meet the following requirements. These requirements supersede the requirements for flag lots in Section 18.52.050:
G. Subordinate Dwelling units (SDU)
I. Mansion Style Apartments. Mansion Style Homes shall be designed to resemble larger homes, and shall only have one visible front door as viewed from the public street. The front door area shall include a porch with a minimum of 60 square feet and a hard surfaced pathway to the street. Parking shall be provided to rear or side beyond front yard setback. Vinyl, aluminum and stucco wall surfaces are not allowed.
Separate utilities for each unit are required if condominium units are proposed.
J. Townhouse. Horizontally attached multi-story units in a rowhouse configuration. This building type can include live/work units. If end units face the street, they shall include windows covering at least 25% of the façade for each floor. Parking and private garages shall be to the rear of the building allowing the primary façade to front a public street or public greenspace. Garages shall include the infrastructure for a 220 outlet capable of faster car charging. Provide outdoor balconies or patios for 100% of the units at a minimum of 6 feet deep and 60 square feet each.
Building width shall be a minimum of 20’. Guest parking shall not include any driveway area that accesses a garage. No more than 6 attached units per building. Setbacks shall be varied where a development has more than 6 units. Townhouse developments with over 12 units shall include at least a play structure and a barbeque/seating area and one passive leisure space of at least 3000 square feet. Separate utilities for each unit are required and may require easements for units that are distant from a public street. Building height shall not exceed 2 stories in the CND and no more than 3 stories in the TCD, and in no case shall either situation exceed 35 feet.
K. Multi-family Courtyard Oriented Development: A building (s) that contains residential uses, oriented toward a courtyard with parking to the rear. Provide outdoor balconies or patios for 100% of the units at a minimum of 6 feet deep and 60 square feet each. If end units face the street, they shall include windows, covering at least 25% of the façade for each floor. Multi-family developments with over 12 units shall provide recreational amenities, with at least a play structure and a barbeque/seating area and one passive leisure space of at least 3000 square feet. Unit diversity shall be accomplished by constructing at least 20% of the units with different numbers of bedrooms.
Parking shall occur at the side or rear of the building. If located to the side, it shall be setback at least 10’ and that setback shall be landscaped to obscure the parking lot.
Exterior materials of a durable or resilient nature such as brick, stone, composite materials, or other materials of similar quality, hardiness, and low maintenance characteristics are required. Roughhewn, exposed wood beams, columns and supports are required for all facades facing a street. New development in the TCD shall incorporate common, locally found materials such as granite, stone, sandstone, wood, and brick as part of the first floor of each building for at least 75% of the first floor, excluding the windows. All stories above the first floor shall incorporate at least 50% of the above specified materials. Stucco and EIFS are prohibited for use as materials on any façade visible from a right-of-way, but may be used on second and third floor if additional scoring provides a brick-like appearance. Other materials may be considered by the Planning Director for soffits, or as accents or unique architectural features. Twenty-five year guaranteed architectural shingles or other longer-lasting materials are required for sloped roofs.
Up to two stories may be constructed for this type of development. Separate utilities for each unit are required and may require easements for units that are distant from a public street.
L. Mixed-use buildings. Intended for a mix of primarily residential with commercial/office or commercial and office uses required to be located on the first floor, and optional above the first floor at or near the front build-to-line with parking to the rear, underground, or podium type. No podium parking is allowed to front a street. This building type may support office, retail, hotel/hospitality or residential uses mixed vertically. For residential units, provide outdoor balconies or patios for 100% of the residential units at a minimum of 6 feet deep and 60 square feet each. No wood burning fireplaces, stoves, appliances, or outdoor fire pits are allowed. Provide indoor bike storage or bike lockers. Rooftop patios are allowed but shall be recessed ten feet from the edge of the building.
Exterior materials of a durable or resilient nature such as brick, stone, composite materials, or other materials of similar quality, hardiness, and low maintenance characteristics are required. Roughhewn, exposed wood beams, columns and supports are required for all facades facing a street. New development in the TCD shall incorporate common, locally found materials such as granite, stone, sandstone, wood, and brick as part of the first floor of each building for at least 75% of the first floor, excluding the windows. All stories above the first floor shall incorporate at least 50% of the above specified materials. Stucco and EIFS are prohibited for use as materials on any façade visible from a right-of-way, but may be used on second and above stories if additional scoring provides a brick-like appearance. Other materials may be considered, by the Planning Director for soffits, or as accents or unique architectural features. Twenty-five year guaranteed architectural shingles or other longer-lasting materials are required for sloped roofs. 360 degree architectural consistency is required.
No new building elevation may exceed 50 feet in length without at least a 2-foot variation in the depth of the façade along the public right of way and a 1-foot variation on other facades. Residential unit balconies shall not be interpreted to meet this requirement. No single building shall exceed 100 feet.
Parking shall be to the rear of the building.
Storefront windows are required on the street facing façade and street facing windows shall be cover a minimum of 50% of the front first story face and 25 percent of all upper story facades.
10 foot wide dry utility easements shall be provided along each public and private right of way. Dry utility placement shall occur in the public Right of Way or through negotiated locations such as the private drive/street, an alley or a public utility easement (PUE) on private property. A determination of the best locations for utilities shall occur during the application process with an application requirement for a conceptual utility plan as part of that process. No above ground utilities, especially utility boxes, shall be placed in the clear view of an intersection or driveway. Any above ground utilities shall be located in an easement (PUE) behind the front face of the building, and preferably to the rear of the building.
Sewer, water, and irrigation shall be metered from the public ROW and distributed through the development as private ownership. Such extensions are not a City responsibility.
M. Commercial Buildings. Minimum 2-story building with the primary use of office, retail, civic or commercial use. All such buildings shall include at least 1 vehicle charging station per building.
Exterior materials of a durable or resilient nature such as brick, stone, composite materials, or other materials of similar quality, hardiness, and low maintenance characteristics are required. Roughhewn, exposed wood beams, columns and supports are required for all facades facing a street. New development in the TCD shall incorporate common, locally found materials such as granite, stone, sandstone, wood, and brick as part of the first floor of each building for at least 75% of the first floor, excluding the windows. All stories above the first floor shall incorporate at least 50% of the above specified materials. Stucco and EIFS are prohibited for use as materials on any façade visible from a right-of-way, but may be used on second and above stories if additional scoring provides a brick-like appearance. Other materials may be considered, by the Planning Director for soffits, or as accents or unique architectural features. Twenty-five year guaranteed architectural shingles or other longer-lasting materials are required for sloped roofs. 360 degree architectural consistency is required.
Principal entrance shall face the street or be located on the corner of the building and recessed. Front façade shall include a storefront type appearance and include at least two additional features from the sketch below:
All commercial lots within the zone shall have a six-foot rear yard sight obscuring fence.