HomeMy WebLinkAbout092 of 2024 - Zoning Text and Map Amendment at Jordan River Fairpark (JRF) District1
SALT LAKE CITY ORDINANCE
No. _____ of 2024
(Amending Title 21A of the Salt Lake City Code to create the Jordan River Fairpark District)
An ordinance amending the text of Title 21A of the Salt Lake City Code to create the
Jordan River Fairpark District pursuant to Petition No. PLNPCM2024-00982.
WHEREAS, on October 23, 2024, the Salt Lake City Planning Commission (“Planning
Commission”) held a public hearing on a petition submitted by Snell & Wilmer on behalf of the
Larry H. Miller Company to amend Salt Lake City’s land use regulations pertaining to zoning
districts to create a new special purpose district (Petition No. PLNPCM2024-00982); and
WHEREAS, at its October 23, 2024 meeting, the Planning Commission voted in favor of
forwarding a positive recommendation to the Salt Lake City Council (“City Council”) on said
petition; and
WHEREAS, after a public hearing on this matter the City Council has determined that
adopting this ordinance is in the city’s best interests.
NOW, THEREFORE, be it ordained by the City Council of Salt Lake City, Utah:
SECTION 1. Enacting the text of Section 21A.32.140. That a new Section 21A.32.140
be enacted as follows:
21A.32.140: JRF JORDAN RIVER FAIRPARK DISTRICT
A. Purpose Statement: The purpose of the Jordan River Fairpark (“JRF”) District is to
provide a zoning district to facilitate the revitalization of the Jordan River Corridor west of
downtown Salt Lake City and implement the State of Utah’s “Utah Fairpark Area Investment
and Restoration District”. The zone provides for a mix of uses, including recreation, cultural,
convention, entertainment, office, sport stadia, residential, and commercial uses. This zone is
only applicable to private land located within the in the “Utah Fairpark Area Investment and
Restoration District” boundary, which is generally located between 1000 West and Redwood
Road and 300 North and I-80, as specified on the city’s zoning map. The JRF District is intended
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to provide an area within the city that will generate economic development and increase
employment opportunities in the city, region, and state of Utah.
Except as expressly modified by this Section or applicable development agreement, all
other terms and provisions of Title 21A apply to the JRF District.
B. Applicability:
1. General Plan. Within the JRF District, no General Plan or Master Plan, as described in
21A.02.040, shall be used in evaluating or approving any site plan, plat, or other land use
applications.
2. Other Districts. No overlay or other district shall apply in the JRF District provided that
the Riparian Corridor Overlay set forth in Chapter 21A.34 shall apply to the extent allowed
in a separate development agreement with the “qualified owner” as that term is defined in
Utah Code Section 11-70-101.
3. Fencing of Recreation Facilities, including Stadia. For fences or walls constructed around
stadia, fairgrounds, parks, open space, or other outdoor recreation areas and their ancillary
uses, the maximum height fence shall be ten (10) feet in height and may be located in any
required yard, provided that the fence or wall is no less than eighty percent (80%)
transparent above a height of six (6) feet. Fences or walls may exceed ten (10) feet in height
if necessary to protect public safety, such as, for driving ranges, baseball fields, athletic
fields; or similar facilities. Fences may not prohibit access to water meters.
C. Minimum Lot Area, Width and Yard Standards:
There are no minimum lot areas or lot widths required in the JRF District. The following
provisions are applicable to the yard, lot and bulk standards of the JRF District.
1. Front and Corner Side Yards: No minimum front and corner side yards are required. If
a front or corner side yard is provided, the maximum setback shall be 15 feet, except
for a stadium, plazas, and other similar spaces. Regardless of the setback provided,
doors shall be setback a minimum distance to allow the door to operate without
swinging into a right of way, midblock walkway, or public or private road.
2. Interior Side Yards: No minimum side yard is required.
3. Rear Yard: No minimum rear yard is required.
4. Open Space: The qualified owner shall create and enforce an open space plan for
contiguous land within the JRF District that shall require at least ten percent of gross
development area within the contiguous area used for passive or active open space,
including use as a pedestrian circulation area.
5. Infrastructure Integration: Sites shall be designed to incorporate water meters, utilities,
and stormwater infrastructure.
D. Building Height:
1. Building height shall be measured from finished grade.
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2. Maximum building height: two-hundred feet (200’).
3. Buildings taller than two-hundred feet (200’) and up to four-hundred (400’) feet are
permitted but only as authorized through the design review process, subject to the
requirements of Chapter 21A.59 of this title and the following regulations.
a. The building shall include a minimum stepback of five feet (5’) or other
architectural feature that can deflect snow and ice from falling directly onto a
sidewalk, midblock walkway, or other public space. The stepback may be located
above the first floor and below one hundred twenty feet (120’) in height above the
sidewalk or public space Buildings with less than fifty percent (50%) of the total
façade surface cladded in glass are exempt from this requirement;
b. The building development shall include at least one of the following options:
i. A 20 foot midblock walkway that connects to an existing or planned
street or midblock walkway;
ii. The building is utilizing affordable housing incentives identified in
Chapter 21A.52 of this title;
iii. A privately owned, publicly accessible open space of at least 500
square feet on the property, or on another property within the geographic
boundaries of the Jordan River Fairpark District, creating or adding to a
pedestrian thoroughfare, and including trees sufficient to provide a shade
canopy that covers 60% of the open space area. Existing public open
space areas within the Jordan River Fairpark District are not eligible for
purposes of this subsection.
4. No structure over 60’ is permitted unless the FAA issues a “determination of no
hazard to air navigation” for said structure.
a. Notwithstanding receipt of a “determination of no hazard to air navigation”
from the FAA, all structures over 60 feet shall avoid:
i. Creating electrical interference with navigational signals for radio
communication between the airport and aircraft;
ii. Making it difficult for aircraft pilots to distinguish airport lights from
other lights or result in glare in the eyes of aircraft pilots using the airport;
iii. Impairing aircraft pilot visibility in the vicinity of the airport; or
iv. Creating a hazard or endanger the landing, takeoff or maneuvering of
aircraft intending to use the airport.
E. Uses:
1. Permitted Uses: The uses specified as permitted uses are permitted provided that they
comply with the general standards set forth in this title and all other applicable requirements of
this title.
2. Conditional Uses: The uses specified as conditional uses shall be allowed provided they
are approved pursuant to the standards and procedures for conditional uses set forth in chapter
21A.54 of this title, and comply with all other applicable requirements of this title.
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3. Uses Not Permitted: Any use not specifically permitted or conditionally permitted in the
table of permitted and conditional uses for the specific zoning district is prohibited. Only uses
listed as a “P” or a “C” in the table of permitted and conditional uses for a district shall be allowed
where designated.
4. Prohibited Uses: The following land uses are prohibited:
a. Commercial and Industrial Land Uses That Exceed two hundred thousand
(200,000) Gallons of Water per Day.
b. New Land Uses: Any new commercial or industrial land use that consumes or uses
more than an annual average of two hundred thousand (200,000) gallons of potable
water per day is prohibited in all zoning districts. The use and consumption limit is
based on the total use from all water meters that serve the land use.
c. Expansions of Existing Uses: No commercial or industrial land use shall expand to
an extent that increases its daily potable water consumption or use to exceed an
annual average of two hundred thousand (200,000) gallons of potable water per
day. Notwithstanding the provisions of Subsection 21A.38.040.H, an existing land
use that exceeds the water use threshold may not expand if the expansion will result
in a net increase in water consumption or use. The use and consumption limit is
based on the total use from all water meters that serve the land use.
d. Water Use Report Required: A land use applicant shall certify the anticipated daily
water use of the proposed land use in a manner satisfactory to the Department of
Public Utilities. The Department of Public Utilities may require an anticipated daily
water use report of any land use applicant proposing a new use or expansion of an
existing use.
e. Exemption: Agricultural, residential, and institutional land uses are not subject to
the regulations of this subsection. For purposes of this section, an institutional land
use includes government owned or operated facilities, places of worship, and
hospitals.
Permitted and Conditional Uses by District
Use JRF
Accessory use, except those
that are specifically regulated
elsewhere in this title
P
Adaptive reuse for additional
uses in eligible buildings
Affordable housing incentives
development P
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Alcohol:
Bar establishment P2
Brewery P2
Small Brewery P2
Brewpub P2
Distillery P2
Tavern P2
Winery P2
Ambulance Service P
Amphitheater, formal P
Amphitheater, informal P
Animal:
Cremation service
Kennel P
Veterinary office P
Antenna, Communication
Tower P
Antenna, Communication Tower exceeding the
maximum
height in the zoning district
C
Art gallery P
Artisan food production P
Artisan Production P
Artists’ Loft/Studio P
Auditorium P
Bakery, commercial
Bed and breakfast P
Bio-medical facility P
Blacksmith shop C
Blood donation center P
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Botanical Garden P
Bus line station/terminal
Charity Dining Hall
Check cashing/payday loan
business
Clinic (medical, dental) P
Commercial food preparation P
Community correctional
facility, small C
Community garden P
Convent/Monastery
Crematorium
Daycare center, adult P
Daycare center, child P
Dwelling:
Assisted living facility
(large) P
Assisted living facility
(limited capacity) P
Assisted living facility
(small) P
Accessory unit (ADU) P
Congregate care facility
(large) P
Congregate care facility
(small) P
Group home (large) C
Group home (small) P
Living quarter for caretaker or security
guard P
Multi-family P
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Residential support
(large) C
Residential support
(small) P
Rooming (boarding)
house P
Shared housing P
Single-family attached P
Single-family (detached) P
Twin home P
Two-family P
Emergency medical service facility P
Exhibition hall P
Fairground P
Farmers' market P
Farm stand P
Financial institution P
Financial institution with drive- through facility P7
Flea Market
Funeral home or mortuary P
Gas station P 6
Greenhouse P
Heliport P
Home occupation P 3,4
Hospital, including accessory
lodging facility P
Hotel/Motel P
Intermodal transit passenger
hub
Laboratory, medical related P
Laundry, commercial P
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Library P
Mixed use development P
Mobile business P
Municipal service uses,
including City utility uses and police and fire stations P
Museum P
Nursing care facility P
Office P
Open space P
Park P
Parking:
Commercial P
Off site P
Park and ride lot P
Performing arts production
facility P
Pharmacy P
Pharmacy with drive through
use P7
Place of worship P
Plaza P
Radio, television station P
Railroad passenger station
Reception center P
Recreation (indoor/outdoor) P
Research and development
facility P
Restaurant P
Restaurant with drive-through
facility P
Retail (goods or services) P
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Retail (goods or services) with
drive-through facility P7
School:
K-12 Private P
K-12 Public P
College or university P
Music conservatory P
Professional and
vocational P
Seminary and religious
institute P
Short Term Rental P
Social service mission
Solar array P
Stadium P
Storage, accessory (outdoor) P
Store, Pawnshop
Studio, art P
Technology facility P3, 5
Theater, live performance P
Theater, movie P
Urban farm P
Utility, building or structure P1
Vehicle:
Automotive Rental Agency
Automobile repair (major)
Automobile repair (minor)
Automobile sales and
service
Car Wash C
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Welding shop
Zoological Park P
Qualifying provisions:
1. See Subsection 21A.02.050.B of this title for utility regulations.
2. Subject to conformance with the provisions in Section 21A.36.300 "Alcohol Related
Establishments", of this title.
3. Consult the water use and/or consumption limitations of Subsection 21A.33.010.
4. Allowed only within legal conforming single-family, duplex, and multi-family
dwellings and subject to Section 21A.36.030 of this title.
5. Prohibited within 1/2 mile of a residential use if the facility produces hazardous or
radioactive waste as defined by the Utah Department of Environmental Quality
administrative rules.
6. Use allowed on state collector and arterial streets and not permitted within 1,000’ of a
perennial stream.
7. Must be attached to a building containing other commercial or residential uses.
8. Must have covered and/or offsite parking for any vehicles offered for rent.
F. Design Standards: Design standards shall be as set forth in Section 21A.37.060.F.
G. Sign Regulations:
1. Incorporation of D1 and D4 Sign Provisions. Within the JRF District, the sign
regulations found in section 21A.46.110.A.3.a of this title apply.
2. Stadium Area Sign Regulations. Entertainment, sports and similar signs allowed in
section 21A.46.110.A.3.b shall be allowed within an area in the JRF District that is
1,000 linear feet from the property boundary of a parcel containing a stadium or event
center use.
3. District Signs. In addition to the signs allowed by Subsection G(1) and (2) above, the
JRF District may include private directional signs and wayfinding signs to integrate the
development within the JRF District with other areas owned by the state and adjoining
or near the JRF District.
4. Sign Master Plan. Sign regulations shall not regulate interior signs that are not visible
to or from a public street or public way provided that such internal signs shall be
consistent with a sign master plan maintained by the qualified owner.
5. Within the JRF District, a development quadrant, which is an area bounded by a public
or private alley, trail, pathway, linear park or street on all sides, shall be used
interchangeably with “city block” as that term is used in section 21A.46.110.A.3.a.
6. One public assembly facility sign, as that term is defined and restricted in Utah Code
Section 72-7-504.5 may be allowed within the JRF District.
SECTION 2. Amending the text of Subsection 21A.37.060.F. That Subsection
21A.37.060.F of the Salt Lake City Code (Zoning: Design Standards: Design Standards Required
in Each Zoning District: Special Purpose Districts) is amended as follows:
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F. Special Purpose Districts:
Standard (Code Section) District
RP BP FP AG AG-2 AG-5 AG-20 PL I UI OS NOS MH EI MU JRF
Ground floor use (%)
(21A.37.050A1)
601
Ground floor use + visual
interest (%)
(21A.37.050A2)
Building materials: ground
floor (%) (21A.37.050B3)
751
Building materials: upper
floors (%)
(21A.37.050B4)
501
Glass: ground floor (%)
(21A.37.050C1)
40 - 70 601
Glass: upper floors (%)
(21A.37.050C2)
501
Building entrances (feet)
(21A.37.050D)
X 751
Blank wall: maximum
length (feet)
(21A.37.050E)
15 251
Street facing facade:
maximum length (feet)
(21A.37.050F)
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Upper floor stepback (feet)
(21A.37.050G)
Lighting: exterior
(21A.37.050H)
X X X
Lighting: parking lot
(21A.37.050I)
X X
Screening of mechanical
equipment (21A.37.050J)
X X
Screening of service areas
(21A.37.050K)
X X1
Ground floor residential
entrances (21A.37.050L)
Tree canopy coverage (%)
(21A.37.050P1)
Street trees
(21A.37.050Q2)
X
Soil volume
(21A.37.050Q3)
X
Minimize curb cuts
(21A.37.050Q4)
Overhead cover
(21A.37.050Q5)
Height transitions: angular
plane for adjacent zone
districts (21A.37.050R)
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Horizontal articulation
(21A.37.050S)
Notes:
1. Design standards only apply to the street facing façade of buildings with frontage on a public street. Stadiums and their accessory uses are
exempt from adhering to the design standards.
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SECTION 3. Effective Date. This ordinance shall become effective on the date of its
first publication.
Passed by the City Council of Salt Lake City, Utah, this ______ day of ______________,
2024.
______________________________
CHAIRPERSON
ATTEST AND COUNTERSIGN:
______________________________
CITY RECORDER
Transmitted to Mayor on _______________________.
Mayor’s Action: _______Approved. _______Vetoed.
______________________________
MAYOR
______________________________
CITY RECORDER
(SEAL)
Bill No. ________ of 2024.
Published: ______________.
Ordinance creating the Jordan River Fairpark District (final)
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10th December
Senior City Attorney
Dec 18, 2024
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Dec 24, 2024
Ordinance 92 of 2024 Zoning Text and Map
Amendment at Jordan River Fairpark (JRF)
District
Final Audit Report 2024-12-23
Created:2024-12-18
By:Michelle Barney (Michelle.Barney@slc.gov)
Status:Signed
Transaction ID:CBJCHBCAABAAbK7CD2uhUDyIRMktIHKqe0hcbfnsTGDR
"Ordinance 92 of 2024 Zoning Text and Map Amendment at Jor
dan River Fairpark (JRF) District" History
Document created by Michelle Barney (Michelle.Barney@slc.gov)
2024-12-18 - 4:39:33 PM GMT
Document emailed to katherine.pasker@slc.gov for signature
2024-12-18 - 4:42:38 PM GMT
Email viewed by katherine.pasker@slc.gov
2024-12-18 - 4:51:36 PM GMT
Signer katherine.pasker@slc.gov entered name at signing as Katherine Pasker
2024-12-18 - 5:27:33 PM GMT
Document e-signed by Katherine Pasker (katherine.pasker@slc.gov)
Signature Date: 2024-12-18 - 5:27:35 PM GMT - Time Source: server
Document emailed to victoria.petro@slc.gov for signature
2024-12-18 - 5:27:37 PM GMT
Email viewed by victoria.petro@slc.gov
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Signer victoria.petro@slc.gov entered name at signing as Victoria Petro
2024-12-20 - 10:35:41 PM GMT
Document e-signed by Victoria Petro (victoria.petro@slc.gov)
Signature Date: 2024-12-20 - 10:35:43 PM GMT - Time Source: server
Document emailed to Erin Mendenhall (erin.mendenhall@slc.gov) for signature
2024-12-20 - 10:35:45 PM GMT
Email viewed by Erin Mendenhall (erin.mendenhall@slc.gov)
2024-12-21 - 7:33:26 AM GMT
Document e-signed by Erin Mendenhall (erin.mendenhall@slc.gov)
Signature Date: 2024-12-23 - 5:30:35 PM GMT - Time Source: server
Document emailed to Cindy Trishman (cindy.trishman@slc.gov) for signature
2024-12-23 - 5:30:37 PM GMT
Document e-signed by Cindy Trishman (cindy.trishman@slc.gov)
Signature Date: 2024-12-23 - 6:07:48 PM GMT - Time Source: server
Agreement completed.
2024-12-23 - 6:07:48 PM GMT