058 of 2017 - Adopting the 21st and 21st Neighborhood Plan 0 17-1
P 17-31
SALT LAKE CITY ORDINANCE
No. 58 of 2017
(Adopting the 21 St and 21st Neighborhood Plan)
An ordinance adopting the 21st and 21st Neighborhood Plan pursuant to Petition No.
PLNPCM2015-00141.
WHEREAS, the Salt Lake City Planning Commission held a public hearing on January
25, 2017 on an application initiated by the City Council ("Applicant") to adopt the 21st and 21st
Small Area Plan pursuant to Petition No. PLNPCM2015-00141; and
WHEREAS, at its January 25, 2017 meeting, the planning commission voted in favor of
forwarding a positive recommendation to the Salt Lake City Council on said application; and
WHEREAS, the city council has determined that the plan shall be referred to as the 21st
and 21 St Neighborhood Plan; 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. Adopting the 21st and 21st Neighborhood Plan. That the 21st and 21st
Neighborhood Plan is hereby adopted to read and appear as provided in Exhibit"A" attached
hereto.
SECTION 2. 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 21 day of November ,
2017.
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Transmitted to Mayor on November 27, 2017 Ilrrrolp • v,/
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Mayor's Action: V Approved. Vetoed. f
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CITY RECORD R APPROVED AS TO FORM
(SEAL) Salt Lake City Attomey's Office
Date: Ce4 /a4/7
Bill No. 58 of 2017. By:
Published: December 1, 20.17 P 1 .Niels e ior City Attorney
HB_ATTY-#5 94 1 9-v2-Ordinance_Adopting 2 1 st_and 2Ist_Small_Area_Plan.docx —
EXHIBIT "A"
21 St and 21 st Small Area Plan
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TABLE OF CONTENTS
1 . INTRODUCTION P 5
2. PLAN ELEMENTS P 6
3. PLAN DEVELOPMENT PROCESS P 18
APPENDIX P 20
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ACKNOWLEDGEMENTS
MAYOR
Jackie Biskupski
SALT LAKE CITY PLANNING
Nick Norris-Planning Director
John Anderson-Senior Planner
Wayne Mills-Senior Planner
Daniel Echeverria-Principal Planner
DESIGN TEAM
CRSA:Kelly Gillman,Susie Petheram,Tina Gillman
21 ST&21 ST NEIGHBORHOOD PLAN 3
The neighborhood plan will address the characteristics of
the future development of this neighborhood. The goal of
this plan is to create an improved and beautified business
district that is a unique destination but still remains
compatible in scale with nearby existing, well established
neighborhoods.
PROJECT PURPOSE
21ST&21ST NEIGHBORHOOD PLAN
4 21st&21st NEIGHBORHOOD PLAN
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Note:Single family residential areas shown for reference only. Single Family Institutional Open Space
Design Guidelines are only applicable to areas labeled as mixed use. Mixed Use:Retail,Residential,Restaurant,Office
The project study area with potential land uses.
•
1 . INTRODUCTION
The area at 2100 South and 2100 East in Salt Lake City,commonly referred to as 21st&21st,is a bustling node surrounded by
residential neighborhoods.Here people can walk from home to dine at a café or restaurant,shop at a clothing boutique,visit
a coffee shop,attend yoga or dance class,get a haircut and other similar activities.For many years the area remained generally
unchanged.However,recently Salt Lake City recognized a need to proactively guide the future of this area before significant
changes occur.This neighborhood plan is a tool to prepare for anticipated growth.While the intersection of 2100 South and 2100
East is easily recognizable as a business node,it is important to note that the boundaries of this neighborhood plan extend beyond
the intersection east/west from 2000 East to 2300 East and north/south from Westminster Avenue to Wilmington Avenue.
The goals of the plan are to:
1. Create a unique destination that respects the neighborhood scale.
2. Provide commercial opportunities for neighbors and visitors.
3. Support local businesses in the district.
4. Establish design guidelines addressing building scale,materials,street engagement and public spaces.
5. Provide an environment where pedestrians can travel safely in and through the neighborhood.
With this neighborhood plan in place,Salt Lake City now has a tool to guide development in a manner consistent with the goals for
the 21st&21st area.
21 ST&21 ST NEIGHBORHOOD PLAN 5
2. PLAN ELEMENTS
These elements are organized into the categories of Private Space,Semi-Public Space,and Public Space.Design guidance is
provided for plan elements within each category to provide the community,architects,engineers,design professionals,contractors,
city staff,and city leaders a cohesive direction for building and site design in the district.This neighborhood plan is designed to help
developers and building owners understand the relationship between the street and their own lots and buildings.This relationship
is important because the quality of this relationship impacts the area's desirability which impacts if people will visit the area and
patronize local businesses.Local businesses are important in this area so the strategies are intended to provide improvements
that will support local businesses in a manner that is compatible with surrounding residential neighborhoods.The City also has
additional economic strategies in place to support local businesses.
Private Space
• Building Placement
• Parking Placement
• Building Height
• Building Mass
• Building Materials
• Signs
Semi-Public
Space
• Building Entrances
• Ground Floor Minimum Height
• Front Yards Plazas
PubUc Sp ace
• Sidewalk
• Street Trees
• Lighting
• Site Furnishings
• Parklets
6 21st&21st NEIGHBORHOOD PLAN
I. PRIVATE SPACE
Private space is property that is not part of the public way.Yet the placement of buildings and parking lots collectively determine
what type of place is created.Building heights,mass,materials and signs create the"look and feel of a place."The significant impact
of these elements requires design guidance to ensure the goals of the neighborhood plan are met.
BUILDING PLACEMENT
The placement of a building in relationship to the street is a defining characteristic of a place and is a significant factor in how
satisfactory a place is for walking.Building placement and orientation must reinforce the connection to primary and secondary
streets and contribute in a positive manner to the streetscape.
• Front/Corner Yard:Buildings should be placed close to the sidewalk with various setbacks to allow for semi-public spaces such
as patios,plazas,and outdoor dining.Retail stores should be placed close enough to the sidewalk to allow passers-by to see
into the store.
• Interior Side Yard:Buildings should be close together.Larger setbacks are appropriate as a buffer next to single family homes.
• Drive-thrus are strongly discouraged and should not be allowed at all in front or corner side yards.
• Orient buildings parallel to the street.If a building is on a corner lot,it may either face both streets or have a corner orientation.
This is not to preclude entrances or facade detailing to other orientations such as a side parking lot.
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Bird's Eye View:The top two buildings placed on the corner create a friendlier pedestrian environment than A street level view of the bird's eye view on the left.
buildings with parking adjacent to the corner.
PARKING PLACEMENT
dedicated to parking is encouraged.Cross easement
Walkable business districts locate parking in places that reduce agreements must be in place for shared parking
the visual impact of the parking and make it safer for people allowances.
walking through the district. • Locate interior driving routes so that conflict with
• Front/Corner Yards:Parking lots should be located pedestrians is minimized.
behind or to the side of buildings.Parking should not be • Define interior circulation drives with other site design
located between the building and the street. features such as lighting,trees and other planting areas,
• Interior Side Yard and Rear Yard:Parking adjacent to special paving,and walkways.
residential use is required to have a buffer of fencing and • Curb cuts should be limited to the minimum necessary
landscaping to reduce the visual impacts of parking lots. to decrease potential conflicts between pedestrians and
• Use of shared parking lots that provide more efficient vehicles.
parking patterns and reduce the amount of land
21 ST&21 ST NEIGHBORHOOD PLAN 7
BUILDING HEIGHT BUILDING MASS AND SCALE
Building height is an important characteristic to consider Utilizing appropriate massing changes a building's visual scale
when fitting a new building into an established residential and can allow new development to complement and respect
area.It is appropriate for buildings in the 21st&21 st district the surrounding residential neighborhood.
to maintain a relatively low building height.Two to three • Small individual developments are preferred.Several
story buildings are appropriate,particularly if the third level small developments contribute a greater degree of
is stepped back from the street.Stepping back upper stories diversity than a few large developments.
allows incremental change in building height between • The perceived width of buildings must be consistent
residential areas and business uses. with smaller developments.Divide wider buildings
• Third floors should be stepped back from the street as a into modules to convey a sense of more traditional
buffer to reduce their visual impact. construction.This is especially recommended for a series
• When adjacent to single family homes,upper levels of of adjacent businesses housed in one development or for
buildings should be stepped back from the ground floor buildings with wide facades or long depths.
as a buffer. • The length of a street facing building facade should not
extend longer than 150 feet.
• Avoid flat looking walls/facades and large,boxy
buildings.Break up flat front and sides by introducing
projecting elements such as wings,porticos,bay
windows,awnings,recessed balconies and/or alcoves.
• A horizontal wall should not extend for a distance greater
than 30 feet without a change in articulation or materials.
• Provide for depth and variation in a facade through the
use of different colors,materials,and other details.
• Articulation--changes in the surface of the building such
as columns or piers--should be carried from the base of
the building to the roof or upper story setback.
Generous ground
floor ceiling height Parapet height varies
for visual interest
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appropriate for small businesses Active front yard uses a variety of materials,colors and
facade details
This building uses a variety of strategies to break up the mass and scale of the building so that one large building appears as if it were multiple buildings.
8 21 st&21 st NEIGHBORHOOD PLAN
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Large amounts of glass and articulation break up this building's mass. Articulation and detailing change the visual scale.
BUILDING MATERIALS • Consider durability and life cycle in the selection of
materials.
Building materials can be classified as either primary or • Use materials in a manner that is consistent and visually
secondary materials.Primary materials comprise the bulk of true to the nature of the building material.
the building facade material.Accent materials are architectural • Use natural building breaks(such as inside corners)for
decorative elements that are integral to the design of the changes in materials,rather than abrupt changes or
building.A mix of both types can reduce the visual size of a changes at outside corners to avoid the appliqué look of
building and avoid monotonous blank walls. a material.
• Primary materials should be premium,durable materials • Materials should respect the scale and character of the
such as,but not limited to,brick,cementitious fiber neighborhood.
board and plank,metal panel(ACM,MCM,ribbed, • Large expanses of a single material should be broken up
etc.),glazing,precast concrete and decorative concrete by windows,a change in material color or direction,or by
masonry unit veneer. other means.
• Material types and detailing should be consistent on • Use a balance of colors and materials to break up the
all sides of a building.For example,materials used on monotony of larger developments.
primary facades should also be used on secondary sides. • The use of details can break up uninspiring solid surfaces
• The same massing,articulation and detailing used on and can help avoid the box-like appearance often seen in
secondary facades should be consistent with the primary new construction.
facade.
21 ST&21 ST NEIGHBORHOOD PLAN 9
SIGNS GROUND FLOOR MINIMUM HEIGHTS
Signage is an opportunity to provide individual character to a The height of a building's ground floor level impacts
building and neighborhood. engagement with the street.A generous ground floor ceiling
• Signs should orient to the pedestrian in overall size and height makes a space feel inviting instead of cramped,makes
placement. retail/commercial uses more visible and lets more light into
• Signs perpendicular to the building are preferred. the interior of the building.Also,different building types and
• Sign materials and colors should complement the uses require different building heights.Shops,stores and
materials,colors and architecture of the related building. restaurants generally will have higher ceilings than residential
• Signs should be scaled appropriately to the building. uses.Requiring minimum ground floor heights allows for a
Large cabinet signs are not appropriate. flexibility of uses to occur over time.
• Sign materials should be high quality,durable materials. • Ground floors should have a taller ceiling than upper
stories.
II. Semi-Public Space • Commercial,retail,restaurant,office and similar uses
should have a minimum 12 foot ground floor ceiling
Semi-public space is defined by how the design of a site and height.
building allows people to interact and engage with the street. • Residential uses should also have a minimum 12 foot
Buildings with large glass windows allow views both from the ground floor ceiling height to allow for future flexibility.
inside of the building to the street and from the street into
the building.Regularly spaced entrances facing the sidewalk BUILDING ENTRANCES
allow people to easily access a building from the street.Space
for outdoor dining brings life and activity to the street.A high An inviting building front works in concert with building
level of street engagement creates a lively,inviting street placement to define the look and feel of place.The placement
where people want to spend time. of entrances is a factor in determining how satisfactory and
pleasant a place is for walking.
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Building entrances open to the street and corner.Color and articulation create visual interest.
10 21 st&21 st NEIGHBORHOOD PLAN
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This building's generous ground floor height and large amounts of glass create
interest for people walking on the sidewalk. A gracious ground floor makes a space feel inviting.
• Ground floor commercial uses should have large building engages a street.Front yards can provide pockets of
amounts of clear glass that allows passers-by to see into space for activities such as outdoor dining,seating,bike racks,
the store. merchandise displays,and space for vegetation to soften the
• Ground floor residential buildings should have an surrounding hard materials of sidewalk,buildings and street.
actively used room facing the street with windows large • Front yards must be maintained with plants
enough for occupants to easily see out onto the street. (landscaping),patio or plaza
• Commercial spaces on the ground floor should be of a • Front yards should be designed to complement
size that supports local businesses with each business the building through the use of appropriate paving
having a unique entrance to the sidewalk. materials,providing amenities such as seating,dining,
• Building entrances should be highly visible and defined and art,and by providing unique design that contributes
by a unique feature such as an awning,inset doors, to the character of the district.
projecting sign,or significant architectural detailing to • Outdoor dining is an allowed front yard use.Outdoor
highlight the entrance. dining should follow applicable city outdoor dining
• Primary building and business access should be from requirements.
entrances on street facing facades,rather than from • Site furnishings in front yards and plazas should follow
entrances facing parking lots. the same general selection criteria as site furnishings
• Doors located adjacent to sidewalks should open inward in the public way.This criteria is provided in the Public
or be inset to avoid striking pedestrians on the sidewalk. Space:Site Furnishings section of this document.
• Windows at the ground level must be clear glass and
placed at a height that allows a visual connection of
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similar features should be used to shade windows and •f.(:_fn '�,
achieve the energy efficiency of tinted glass. .
FRONT YARDS & PLAZAS
A front yard is defined as the area between the building's x V - " - — --�I •- - ' . 1
front facade and the property line or right-of-way line.A 'y
front yard is created when the building is set back from the ; -
property line.How front yards are treated plays a role in how a Outdoor dining brings activity to the street.
21ST&21ST NEIGHBORHOOD PLAN 11
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Ill. Public Space
Public space encompasses the area between buildings and the street.The public space is where street activity happens.A well
designed public space is important to fulfilling the goal of creating a district that is a unique destination.The recommended
improvements in this section all fit within the existing right-of-way.More extensive improvements would require additional right-
of-way which is not feasible at this time;however,improvements conducive to improving pedestrian safety are recommended.
SIDEWALK
Sidewalks provide places for people to walk and socialize.They also provide opportunities for merchants to engage people who are
passing by.
• New developments should replace and repair damaged or missing sections of sidewalk.
• The recommended sidewalk width is 10 feet.Where sidewalks are not 10 feet wide,buildings should be setback to provide
enough space for a 10 foot wide sidewalk.
• Grading issues should be addressed when sidewalks are repaired or replaced.Sidewalks that are uneven can be difficult to
traverse.
• The first 2 feet of sidewalk adjacent to the curb should be a different color or paving material than the remaining 8 feet.The
color should be coordinated across the district.
• To allow for the installation of wider sidewalks,the city should consider narrowing existing travel lanes or other creative
designs to provide additional right of way.
12 21 st&21 st NEIGHBORHOOD PLAN
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Sidewalk with a different color near the curb A tree lined street in the study area provides
edge creates a visual buffer for pedestrians. shade and comfort for people walking.
STREET TREES recommendations for the corridor as proposed in the Salt Lake
City Bike and Pedestrian Master Plan.
In Salt Lake City's arid climate street trees support a
comfortable pedestrian environment because temperatures in TRANSIT
the shade of a tree are significantly lower than on an exposed Salt Lake City should work with the Utah Transit Authority
sidewalk.Street trees also unify a streetscape and provide an (UTA)to improve and expand the hours and area served by
implied barrier between the sidewalk and cars on the street existing bus service in the area.Currently,there is no bus
thus increasing safety for people walking. service on 2100 South east of 2100 East.UTA should also be
• Plant 1 tree per 30 feet of street frontage. encouraged to install a bus stop closer to the intersection of
• Street trees that are expected to reach a canopy width of 2100 South and 2100 East to encourage greater transit use.
a minimum of 25'are recommended.
• Tree grates are required where trees are surrounded by CROSSWALKS & PEDESTRIAN SAFETY
hardscape. Well-marked street crossings are key to communicating the
• In lieu of tree grates,tree wells—planting areas around message that pedestrians are welcome in the area.Highly
the base of a tree—are acceptable if they are a size visible crosswalks also play a crucial role in improving safety.
similar to a tree grate and are planted with ornamental Crosswalks can also contribute to improved streetscape
grasses,perennials or small shrubs.A garden fence or aesthetics and connect surrounding neighborhoods to the
other low border to prevent people from walking in the shops,restaurants,and other businesses in the district.These
tree well is recommended. improvements draw people to the area to patronize the area's
• The width of grates or wells must leave a minimum of 6 businesses.
feet traversable sidewalk width.
• Stamped or colored concrete is preferred.At a minimum,
PARKLETS thermoplastic should be used to mark crosswalks.
• Additional crosswalks should be installed along 2100
Parklets are small spaces that provide a temporary place for South at approximately 1900 East and 2200 East,creating
people to rest,relax and socialize in public spaces.In the 21st further options for pedestrians to cross the highly
&21st area,parklets could be used to help create a unique trafficked street.Exact locations should be determined at
character and activate small,unused spaces.Any parklets must the time of construction.
follow city parklet guidelines. • Crosswalks not located at signalized intersections should
also include a self activated warning system such as a
BIKE LANES HAWK signal.
• When designing crossings,it should be taken into
Public feedback showed strong support for bike lanes;all consideration that there are many children traveling back
bicycle infrastructure improvements should follow the
21ST&21ST NEIGHBORHOOD PLAN 13
and forth across 2100 South to attend school at Dilworth of the night time environment as lighting is important for
Elementary and Hillside Middle School. creating an ambience that is inviting and safe.
• Where possible,adding bulbouts at intersections or • The design of light poles and fixtures should
raised landscaping planters may be appropriate.These complement other site furnishings and architectural
elements can create the perception of a narrowed right elements
of way and provide larger areas for pedestrians to wait at • Light poles should accommodate banners and signage.
crosswalks. • Parking lot or structure lighting should be low in height
• All safety improvements should take into consideration with full cut off globes regardless of neighboring uses.
the abilities of all users. • Preference for fixtures with a Department of Energy LED
LIGHTING •
Lighting Facts Label.
• Preference for fixtures that meet the most current
Lighting should be selected as much for aesthetics qualities as Illuminating Engineering Society(IES)recommendations
technical qualities.The term lighting when referring to street, for color rendering index,color temperature and
pedestrian or parking lot lighting includes the pole,lighting backlight,uplight and glare.
fixture and lamp(the light source).The aesthetic qualities of • Pedestrian oriented lighting should be provided to add
poles and fixtures contribute to quality of a space and can be a an element of safety and should be lower in height than
defining visual characteristic of a place.The technical qualities street lighting.
of lighting can either contribute or distract from the quality
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A generous amount of conveniently located bike racks encourage people to bike--even when the building is just opening for the day.
SITE FURNISHINGS IN THE PUBLIC WAY
Site furnishings—benches,bike racks,wayfinding signs,chairs,tables,tree grates,litter receptacles,bollards,garden borders,and
planters—play an important role in outdoor spaces.Site furniture influences how people respond to a space,conveys powerful
meanings that people are welcome,and can communicate the identity of a place.Well-designed seating allows people to spend
more time in a place and furniture can be used to define a space and create visual order.Site furnishings also provide utilitarian
functions such as recycling and trash receptacles to keep an area clean and bike racks to provide people a place to park their bike
while they visit nearby businesses.
14 21st&21st NEIGHBORHOOD PLAN
General criteria for site furnishings in the public • Rack material must be highly durable.
way: • Adequate bicycle parking should be provided for each
• Durability:Selected furnishings should provide many building.
years of public use with minimal need for repairs or
• Bike racks should be located in a highly visible location
near the sidewalk and with enough space to maneuver
replacement.
• Safety:Site furnishings should be inspected during bicycles in and out of the rack.Racks should not block
construction to ensure they are installed according to the the sidewalk travel zone.
manufacturer's instructions.Periodic inspections should Seating:
be scheduled to ensure on-going safety.Freestanding • Locate seating at regular intervals throughout the study
seating should not tip even when people sit on the edge. area.
Any umbrellas in the public right-of-way must be fixed to • A mix of seating types for resting,watching,socializing
the ground and fabric umbrellas lowered during windy and eating is encouraged.
times. • Use seating at the neighborhood plan boundaries to
• Form and Character:Selected site furnishings should mark the entrance to the district.
complement each other.The form and character should • Seating must be touchable in any kind of weather(i.e.
be elegant and keeping with the goal of a lively and will not become too hot for use on warm,sunny days.)
improved district.
Tree grates:
Criteria by Product Type:• • Grates must meet ADA requirements.
• The grate opening should be large enough to
Bike Racks: accommodate the anticipated mature trunk size.
• Bike racks must • The grate pattern should complement other site
o support the bike frame(preferably at two contact furnishings.
points), • The grate and frame should be strong enough to handle
o accommodate a variety of bicycles, loads of maintenance vehicles and other anticipated
o allow locking of frame and at least one wheel, traffic.
o be securely anchored or embedded Garden Borders:
o be intuitive to use without the need for written
• Garden borders are recommended around tree wells to
instructions.
protect tree well plants from pedestrian traffic.
• Garden borders should meet the same standard of
�� . ,•; _, durability and function as other site furnishings.
,�H ti ' a Planters:
'b% �: ft.: A , e'rft ` • Planters should be sized adequately for the mature size
M �
,:.,� �_• � - _ of the plants.
y '� • 'fi " • Planters should be structurally strong enough to hold the
=..)1 i . "`�.•`,1 wn. weight of plants and water and withstand freeze/thaw
■ t; r
. . , ,: ��� . expansion.
• I,IIII I;j,IIJ w. ` Tl I ' j • Planters on sloped surfaces should be leveled.
Juu 'noii' t. un`4
ik.,..,... .s,..,,, ) fo i
•�` ,^ 1 t ,
(. 1 T • f
Vibrant light poles and benches help create an identify for this area.
21 ST&21ST NEIGHBORHOOD PLAN 15
IV. Obstacles to Implementing the buildings due to increased rents.A common result of new
development is displacement of long standing,successful local
Neighborhood Plan businesses.Also,new developments often include large retail
spaces that are difficult for small local businesses to fill.
Plans often face obstacles to implementation and this
plan is no exception.However,these obstacles are not Land use restrictions pose another challenge.Such restrictions
insurmountable.Awareness of obstacles prior to plan commonly prohibit some small,local businesses from locating
implementation is an opportunity to anticipate them and near neighborhoods.Examples include small scaled food
prepare a way to overcome them.Possible obstacles to plan production and other types of small scale production.
implementation include:
Diversity of Business Types
Environmental Concerns
The type of businesses within an area also contribute to the
A dry cleaning business,now out of operation,was located in scale and feel of an area.An area where most or all of the
the 21st&21st area.The ground underneath the business is buildings have the same type of business feels larger than
contaminated with by-products of dry cleaning operations. an area where there is a large variety of businesses.The 21st
Any development on this property will likely require some &21st area currently hosts a large variety of business types
clean up of the contaminated soil.Any development in the and maintaining this variety is crucial to meeting the goal of
area must be able to prove that it can be constructed without creating a unique place.It is recommended that the City work
detrimental effects. with developers to ensure that new developments will be
designed to accommodate a variety of business types.
Economic Development Challenges
City Code
There are several possible economic development challenges
due to the logistics of tearing down older buildings that To encourage an active and inviting streetscape,current city
contain established businesses and replacing those buildings code outlines requirements for Building Entrance and Visual
with new development.Often local businesses do not own Access which includes minimum percentages of first floor
their own building and cannot afford to occupy spaces in new glass,minimum number of entrances and maximum length
/ 411
. ,
- ` t. g� 'k }.“�' '�c y, art C .ri t * _
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7t
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:.. - - - _ . ,..,, , . .,1 . ___ _ .,.....
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This building integrates outdoor dining space within its architecture.
16 21st&21st NEIGHBORHOOD PLAN
•
of blank wall.Yet there is no minimum ground floor height. - "4 -. '1< • , , s
The height of a building's first floor is a critical element of a • V !
vibrant streetscape and contributes to a comfortable feel for Y • -r,''' � + :;1Y .;,,
people walking on the sidewalk next to the building.Architect ` ' - - 'rr,-
David Baker explains that"Low ceilings make uninviting \ - '_�- ►.>
spaces that rent for less,feel cramped,are less visible from the ' 44 s . . ?'
street,and don't allow commercial uses to easily flourish"This ,30, .-» _ . ;., , .
neighborhood plan recommends implementing minimum •" 'it y : • ' •r
ground floor heights.However,a minimum ground floor - - :° '_"4. '
height may make it difficult for 3 story structures to be built :r�:r• - w -' _. o
within the current allowed building height limit. �y.,: , - }J
r, ii, _ sly=- f,' '+ =�"-
Physical Constraints of Public Spaces "al --- -
The current amount of space available for sidewalks,parkstrips "'�
and plazas is limited due to constraints imposed by the -+- �r `'''`• -- -
current travel lane configuration which consumes the majority _AP NV • '
of the right-of-way.Physical space limitations may warrant a ir • _ `_ `,�,�-�
reconsideration of the design of the street if the community - •
and city leaders decide that more space above what is Many public comments expressed a desire for wider sidewalks and
currently allocated is needed for pedestrians,park strips,and a walkable neighborhood.
other public spaces.
21 ST&21ST NEIGHBORHOOD PLAN 17
3. PLAN DEVELOPMENT PROCESS
The plan development process was split into three phases:Initial Data Gathering,Scenario Development and Preferred Plan.
The plan was developed from a variety of sources including public open houses,focus group meetings,an online survey,
technical data,input from city staff and citywide vision and goals outlined in other documents such as Plan Salt Lake.
1
, :i: ? t Salt Lake City Planning
Commission
PHASE 1 : INITIAL DATA GATHERING PHASE 2: GUIDELINE DEVELOPMENT
The purpose of initial data gathering was to collect and Information gathered from the technical data,focus groups
analyze information that could effect the recommendations in and open house provided clear direction for moving the
the plan.Data gathered during this initial phase included: plan forward to Guideline Development.Different scenarios
• Analysis of traffic counts,current zoning,street and were developed based on information gathered in the first
sidewalk dimensions,and inventory of existing amenities. phase.The scenarios addressed Sidewalk,Building Placement,
• Focus group meetings to identify key issues and Building Height,and Building Fa4ade.
concerns. • Four different scenarios developed for each category.
• Open House#1 to identify assets and desired community • The scenarios represented a range in the level of change,
identity. development density,and level of impact.
• Studied other adopted master plan documents such as • The scenarios were presented at Open House#2.
Plan Salt Lake and the existing Sugar House Community
Master Plan PHASE 3: PREFERRED PLAN
The third phase of the project was preparation of a preferred
plan for 21st&21st.The preferred plan represents the
Friendly primary themes that emerged from the scenarios and is
balanced with citywide goals of:
• Supporting local businesses and neighborhood business
W • •
districts.
• Growing in places with supporting infrastructure and
Inviting amenities.
• Increasing the number of medium density housing types
•Q�et f D11 erse and options.
sa • Encouraging more walkable neighborhoods that are
connected to business districts.
• Supporting and encouraging development that responds
to the surrounding context and enhances public spaces.
The plan elements were developed with the intent to create
a framework for the type of space that is desired with specific
details remaining individual to each property.This framework
is how the Plan Goals outlined in the Introduction will be
Key words that Open House#1 attendees chose to describe 21st&21st.
achieved.
18 21st&21st NEIGHBORHOOD PLAN
Open House#1 r
L.
• Open house purposes: __
•
o Discover the broader community's desires for
the area.
o Discover what places people considered as -
-- —
tf�e
a community asset and as contributing to as-
community identity. WeI come t0
• Over 400 comments submitted. - -" *
• Key findings from the comments: C ,`� 21st & 2 s t
2.
o Strong preference for 1-2 story development. "
o Strong preference for restaurants and shops. - mall Are
o Strong preference for locally owned 1 - T 'a
Q '" S
businesses. j z Open House o Community identity as single-family
residential neighborhood. al i • AA
o Preference against multi-story buildings and Pr
multi-family housing. ,
o Strong preference for upgraded streetscape "� p
amenities.
o Safety is high priority.
o Walkability is a high priority. i
o Strong preference for bike lanes. __ -
pen House#2
j i ._11.
Open house purposes: _ = . _
o Present design scenarios.
o Attendees and on-line visitors asked to ! •
'
choose their preferred scenario. V' '� 11 .+
• 320 people attended the open house. `� �.
'• 304 people viewed the open house materials ,. ,�
41S3online at Salt Lake City Open City Hall.
• A total of 111 comments were submitted. . . i 4 ., 11y
1111
• Themes that emerged from the comments: 0 \ ' f ,' ; �
_ Sidewalk:New sidewalk with building ' �„ \ s
setback,trees, lighting and outdoor dining. .
o Building Placement:Entrance and windows �.� �.
_ on street with outdoor dining and shared .., — •" �� \
parking. • _
o Building Height:Two-Story Buildings. - . ��
o Building Facade:Moderate Facade Change. -
4; ,,,
____,.
_.,____ \
.\04 :
•1 IP j
1 I
21ST&21ST NEIGHBORHOOD PLAN 19
'. O �> : f' APPENDIX
• l �,.
l a
VIP,` 414
r 21 st and 21 st STAKEHOLDER
11• + .i • it �,rA MEETING FINDINGS
l '
I Cr� Date:May 5th&6th,2015
•U ,* "
*Oct Location:CRS Engineers Conference Room&Blue Plate Diner
' ' _
' Staff Attendees:John Anderson(Salt Lake City Planning),
4
, I4 .4, Wayne Mills(Salt Lake City Planning),Ryan Wallace(CRSA)
- .'4,
___
...
f
1,,... ... 4i.,____ Key Themes:
• µ Community Identity
• • This community values the single family residences and
• #p neighborhood schools,causing many families to have
i j; :- lived here for several generations.
s:- ,•. ,r; '• t • Neighborhood commercial center identity is eclectic
S i
r r• and unique,any new development in the area should
:.
f' be in similar in character to enhance the existing
• ,F;, • neighborhood culture.
, ot,�,Allk
� • Examples of the neighborhood commercial districts 9th
&9th and 15th&15th were frequently mentioned as
models for what 21st and 21st should become.
..,•" ++ a This area is not-and should not become-Sugar House
• „ • Business District.
—4, taiimem
■1 W0 (,>Mi Building Form&Use
!ram r ■- AMP.. MIMS
�f�� l _ • Any new development should not exceed 2 stories,
s possibly 3 with proper design treatment to avoid
- creating overwhelming vertical scale or blocking views to
kr:1—:
the Wasatch Mountains.
• Historically the buildings in the area have featured small
footprints with significant transparency on the ground
floor and this trend should continue to enhance the
diverse,people-oriented,walkable street environment.
44, ..
• Commercial uses should not expand into residential
t 4
.� ' areas;redevelopment of existing commercial spaces
' should focus on local retail and office uses with limited
f� .
i housing options.
. 4� Streetscape Environment
— • Amenities such as new pavers,street lamps,benches,
—,. and trees or other vegetation could further enhance the
..4identity of this area.
-- IFIdl AR
20 21st&21st NEIGHBORHOOD PLAN
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• Parking should be on the street,behind buildings or
underground to allow sidewalk areas to be maximized for
window shopping and sidewalk dining.
• Buffers of landscaping,fencing and other means should
exist between residential and commercial uses.
Transportation Options
• The community is walkable to destinations such as
schools,parks and local restaurants.Creating additional
opportunities for local retail such as restaurants,specialty
items,and services is desirable.
• Street noise from vehicle traffic hampers the desirability
of spending time at the intersection of 21st&21st.
• A streetcar along 2100 South is not desirable.
• Vehicle traffic should continue to flow smoothly in this
area.
21ST&21ST NEIGHBORHOOD PLAN 21
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