Transmittal - 6/2/2023ERIN MENDENHALL DEPARTMENT of COMMUNITY
Mayor and NEIGHBORHOODS
Blake Thomas
Director
SALT LAKE CITY CORPORATION
451 SOUTH STATE STREET, ROOM 404 WWW.SLC.GOV
P.O. BOX 145486, SALT LAKE CITY, UTAH 84114-5486 TEL 801.535.6230 FAX 801.535.6005
CITY COUNCIL TRANSMITTAL
________________________ Date Received: _________________
Lisa Shaffer, Chief Administrative Officer Date sent to Council: _________________
______________________________________________________________________________
TO: Salt Lake City Council DATE: June 1, 2023
Darin Mano, Chair
FROM: Blake Thomas, Director, Department of Community & Neighborhoods
__________________________
SUBJECT: PLNPCM2019-00277 FB-UN3 Ordinance and Informational Update
STAFF CONTACT: Daniel Echeverria, Senior Planner, daniel.echeverria@slcgov.com. 801-535-
7165
DOCUMENT TYPE: Ordinance
RECOMMENDATION: Adopt the updated ordinances that would (1) adopt the FB-UN3 zone
and (2) map the zone on the Fleet Block.
BUDGET IMPACT: None
BACKGROUND/DISCUSSION:
At the November 22nd City Council meeting the Council requested a revision to the proposed FB-
UN-3, Form Based Urban Neighborhood 3, ordinance regarding ground floor use requirements
and requested more information regarding the Planning Commission’s recommendation to
consider a lot size limit. The Council also discussed splitting the ordinance into two parts – a
zoning text amendment to adopt the code and zoning map amendment to map the zone over the
Fleet Block. Since that meeting, Staff has also made some updates to the proposed ordinance to
align the FB-UN3 text with recent City Code changes. The below sections provide more
information on those items.
Ground Floor Use Modification
The Council discussed strengthening the ground floor use requirement to ensure a use with a high-
level of activity would be on the ground floor of larger buildings. Buildings are already required
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06/02/2023
Lisa Shaffer (Jun 2, 2023 09:34 MDT)
to have a ground floor use that isn’t just parking along sidewalks, but that space can be occupied
by residential units. Residential units are not necessarily high activity uses. In response to this,
Staff is proposing the following language:
For buildings with street facing facades over 100' in length, a minimum of 30% of the
façade length shall be an “active use” as defined in 21A.37.050.A.1. Except for the
rowhouse building form, residential units shall not count as an “active use” toward the
30% minimum.
Active Use Definition: Active uses include retail establishments, retail services, civic
spaces (theaters, museums, etc.), restaurants, bars, art and craft studios, and other uses
determined to be substantially similar by the planning director and/or planning
commission.
The language would require that for buildings with a façade length longer than 100', at least 30%
of that length would need to include an “active use” with a high potential for visible activity, such
as retail or restaurant space, as defined above. Residential units would not count toward this
requirement. At the smallest size building this regulation would apply to (at least 101' in length),
the 30% requirement will create a space at least 30' in width, which is large enough to support a
small business. All required ground floor spaces are required by ordinance to have a minimum 25'
depth.
This is a diagram representing the area proportions of the proposed ground floor use regulation. The red
area is the percentage required to be a high activity “active use” such as retail or a restaurant; the
yellow is the remainder of the façade that at a minimum must be occupied by a lower activity “active
use,” such as residential or retail; and the remainder of the façade can be occupied by areas such as
lobbies, mailrooms, parking, or other less active uses.
The 100' length threshold captures larger buildings where there is likely more financial feasibility
to accommodate a high activity ground floor use. Rowhomes are proposed to be excluded from
the requirement as they are generally smaller in size, and it may not be as feasible to accommodate
such uses as part of those developments.
The above code relies on additional code not yet adopted, but that is currently proposed in the
“Downtown Building Heights” ordinance, and so the proposed code changes have been included
in that ordinance to avoid an ordinance conflict. That ordinance is currently before the Council.
Lot Size Limits to Control Building Length Size
The Planning Commission provided a recommendation that the City Council consider a lot size
limit for property in the FB-UN3 zone. The Commission was concerned that there may be very
large developments on the Fleet Block and recommended that there should be lot size limits to
encourage smaller buildings and more building variety. One particular concern at the Commission
meeting was that the Fleet Block could be developed for one very large building. A related
recurring concern for the Commission is long façade lengths.
Development scale is regulated in the FB-UN3 code with height limits (125' max.) and façade
length limits (200' max.). These two types of regulations are generally how development scale is
controlled in most of the City’s commercial and mixed-use zones. A key purpose of the façade
length limit is to avoid long, monotonous building facades and help visually break up long block
faces.
Diagrams of a lot size limit example next to the proposed 200' façade length limit.
Lot size limits are an additional way to regulate development scale. Maximum lot size limits are
used in the City’s lower scale single- and two-family residential zones and in one lower scale
commercial zone intended to be mapped within residential neighborhoods. An example of such a
limit is the R-1/5,000, Single-family Residential, zone that has a maximum lot size of 7,500 square
feet. The maximums are intended to help ensure new development is compatible and in scale with
existing single-family residential homes. In these zones a maximum façade length limit is not used.
This is in contrast to the City’s commercial and mixed-use zones that generally use a façade length
limit to limit development size, rather than a lot size limit.
Planning Staff doesn’t believe that a lot size limit is necessary due to the following reasons:
• Development size is already regulated by the façade length limit, which accomplishes the
same intent of limiting visible scale of development at the pedestrian level.
• A lot size limit, whether controlling maximum lot area or width, would add unnecessary
complexity to the zoning ordinance by having overlapping standards controlling
development size.
• Lot size limits would generally not limit development size for existing large properties.
Those properties could be developed as-is at their current size as “legal noncomplying”
properties. The lot size limit would only kick in if an owner wanted to divide their larger
property or join their property with others.
• A façade length limit would limit all future development sizes on these large properties –
unlike a maximum lot size limit.
Staff recommends not imposing a maximum lot size limit, as the maximum façade length limit
accomplishes the same intent and would better control development size in more situations than a
lot size limit. Further, the Administration is proposing to break up the Fleet Block into multiple
lots with an internal street and pedestrian walkway network, so a lot size limit is not necessary to
ensure that breakup.
Ordinance Split – Zoning Text and Zoning Map Amendments
The Council expressed interest in the proposed ordinance being split into two different parts – a
text amendment to adopt the FB-UN3 zone into the City’s ordinance and a map amendment to
map the zone over the Fleet Block. The City Attorney’s Office has split up the ordinance into those
two parts that can be adopted by the City Council separately. The text amendment would need to
be adopted first. The map amendment could then be adopted at a later date.
Ordinance Updates Due to Recent Code Changes and Potential Conflicts
There have been a few ordinance changes to the City’s land use tables since this ordinance was
first transmitted to the Council in April 2020, including the “Technology Related Land Uses,”
“Significant Water Consuming Land Uses,” “Congregate Care,” and “Single-Room Occupancy”
text amendments. As a result, Staff has updated the land use table in the FB-UN3 ordinance to
align with those code changes. For example, where tech related uses were added to the FB-UN2
zone, which is similar to the intensity of the FB-UN3 zone, the same uses have been added to the
FB-UN3 zone. Footnotes have also been added to uses to align with those text amendments.
Staff has also removed some duplicate uses from the FB-UN3 land use list to avoid conflict and
interpretation issues, such as “Office, Publishing Company” and “Store, Convenience,” as the uses
are already allowed under general uses like “Office” and “Retail Goods Establishment.”
There are other pending ordinance changes to City Code that are before the City Council, including
the “Downtown Building Heights” ordinance. The “Downtown Building Heights” ordinance
makes several changes to all the form-based zones and includes adjustments to the FB-UN3 zone
to align with those changes. Because of that, the FB-UN3 ordinance has been updated with
language to avoid a “text collision,” where conflicting code is adopted with two different
ordinances. With this additional language in place, the ordinances can be adopted in any order
without causing text collision issues.
PUBLIC PROCESS: The attached information and ordinance are a response to the Council’s
questions and discussion at the Council briefing held on November 22, 2022. Public process and
background information has been previously sent to the Council in prior transmittals.
EXHIBITS:
1)FB-UN3 Zoning Text Amendment Ordinance, Final and Legislative Versions (Adopts the
FB-UN3 Into the City Zoning Code)
2)FB-UN3 Zoning Map Amendment, Final Version (Maps the FB-UN3 Zone Over the Fleet
Block)
EXHIBIT 1: FB-UN3 Zoning Text Amendment Ordinance,
Final and Legislative Versions
Exhibit 2: FB-UN3 Zoning Map Amendment Ordinance,
Final Version
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SALT LAKE CITY ORDINANCE
No. _____ of 2023
(An ordinance amending the text of Title 21A of the Salt Lake City Code
to create the FB-UN3 Form Based Urban Neighborhood 3 Subdistrict)
An ordinance amending the text of Title 21A of the Salt Lake City Code to create the FB-
UN3 Form Based Urban Neighborhood 3 Subdistrict pursuant to Petition No. PLNPCM2019-
00277.
WHEREAS, the Salt Lake City Planning Commission held a public hearing on December
11, 2019 to consider a petition by former Salt Lake City Mayor Jacqueline Biskupski to amend
various provisions of Title 21A of the Salt Lake City Code to create the FB-UN3 Form Based
Urban Neighborhood 3 Subdistrict, to establish regulations for that subdistrict, and to apply the
FB-UN3 Form Based Urban Neighborhood 3 Subdistrict to the “fleet block” property located
between 800 South and 900 South Streets and 300 West and 400 West Streets pursuant to
Petition No. PLNPCM2019-00277; and
WHEREAS, at its December 11, 2019 meeting, the planning commission voted in favor
of transmitting a positive recommendation to the Salt Lake 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. Amending the text of Salt Lake City Code Subsection 21A.27.030.C.
(Void if Building Heights in the Downtown Plan Area Ordinance Adopted). That, if amendments
to Subsection 21A.27.030.C of the Salt Lake City Code (Zoning: Form Based Districts: Building
Configuration and Design Standards) pursuant to Petition No. PLNPCM2022-00529 are not
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adopted by the date of the City Council adopting this ordinance then that subsection shall be, and
hereby is amended as follows (if adopted then this Section 1 is void):
a. That the first paragraph of Subsection 21A.27.030.C is amended to read as follows:
21A.27.030.C. Application of Building Configuration Standards: Building
configuration standards apply to all new buildings and additions when the new
construction related to the addition is greater than twenty five percent (25%) of the
footprint of the structure or one thousand (1,000) square feet, whichever is less. The
graphics included provide a visual representation of the standards as a guide and are
not meant to supersede the standards in the tables. This standard applies to all form-
based zoning subdistricts unless otherwise indicated. The standards in this section
may be modified through the design review process, subject to the requirements of
Chapter 21A.59 of this title. The requirements set forth in Subsections C.8 “Open
Space Area” and C.12 “Permitted Encroachments And Height Exceptions” of this
Subsection 21A.27.030.C may not be modified through design review.
b. That Subsection 21A.27.030.C.7 is amended to read as follows:
7. Building Materials: A minimum of seventy percent (70%) of any street facing
building facade shall be clad in high quality, durable, natural materials, such as
stone, brick, wood lap siding, patterned or textured concrete, fiber cement board
siding, shingled or panel sided, and glass. Material not specifically listed may be
approved at the discretion of the planning director if it is found that the proposed
material is of similar durability and quality to the listed materials. If approved,
such material can count toward the seventy percent (70%) requirement. Other
materials may count up to thirty percent (30%) of the street facing building
facade. Exterior insulation and finishing systems (EIFS) is permitted for trim
only.
c. That Subsection 21A.27.030.C.8 is amended to read as follows:
8. Open Space Area: A minimum of ten percent (10%) of the lot area shall be
provided for open space area, unless a different requirement is specified in the
applicable form based zoning subdistrict for the applicable building form. Open
space area may include landscaped yards, patio, dining areas, common balconies,
rooftop gardens, and other similar outdoor living spaces. Private balconies shall
not be counted toward the minimum open space area requirement. Required
parking lot landscaping or perimeter parking lot landscaping shall also not count
toward the minimum open space area requirement.
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SECTION 2. Amending the text of Salt Lake City Code Section 21A.27.050. That
Section 21A.27.050 of the Salt Lake City Code (Zoning: Form Based Subdistricts: FB-UN1 and
FB-UN2 Form Based Urban Neighborhood District) shall be, and hereby is amended as follows:
a. That the title of Section 21A.27.050 is amended to read as follows:
21A.27.050: FB-UN1, FB-UN2, AND FB-UN3 FORM BASED URBAN
NEIGHBORHOOD SUBDISTRICTS:
b. That Subsection 21A.27.050.A.1 is amended to read as follows:
A. Subdistricts:
1. Named: The following subdistricts can be found in the urban neighborhood form
based district:
a. FB-UN1 Urban Neighborhood 1 Subdistrict: Generally includes small scale
structures, up to two and one-half (2.5) stories in height, on relatively small
lots with up to four (4) dwelling units per lot depending on building type.
Reuse of existing residential structures is encouraged. Development
regulations are based on the building type.
b. FB-UN2 Urban Neighborhood 2 Subdistrict: Generally includes buildings up
to four (4) stories in height, with taller buildings located on street corner
parcels, which may contain a single use or a mix of commercial, office, and
residential uses. Development regulations are based on building type, with the
overall scale, form, and orientation of buildings as the primary focus.
c. FB-UN3 Urban Neighborhood 3 Subdistrict: Generally includes buildings up
to eight (8) stories in height, with taller buildings allowed through the design
review process. Development regulations are based on types of buildings and
differ between building types as indicated. The subdistrict contains a mix of
uses that include commercial, technical, light industrial, high density
residential, and other supportive land uses.
c. [Note to codifier: use this Section 21A.27.050.D. if Building Heights in the Downtown
Plan Area Ordinance is not yet adopted as of the date of this ordinance pursuant to
Petition No. PLNPCM2022-00529] That Section 21A.27.050 is amended to adopt a new
Subsection 21A.27.050.D:
21A.27.050.D. FB-UN3 Building Form Standards:
Building form standards for each allowed building form and other associated regulations
for the FB-UN3 subdistrict are listed in the below tables of this section.
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1. Row House Building Form Standards:
TABLE 21A.27.050.D.1
Building
Regulation
Regulation for Building Form:
Row House
H Height Maximum of 40’. All heights measured from established grade.
Rooftop decks and associated railing/parapet are allowed on any roof, including roofs at
the maximum allowed height.
F Front and
Corner Side
Yard Setback
Minimum 5’. Maximum 10’, unless a greater setback is required due to existing utility
easements in which case the maximum setback shall be at the edge of the easement. May
be modified through the design review process (Chapter 21A.59).
S Interior Side
Yard
Minimum of 5’ between row house building form and side property line, except when an
interior side yard is adjacent to a zoning district that has a maximum permitted building
height of 30’ or less, then the minimum shall be 10’. For the purpose of this regulation,
an alley that is a minimum of 10’ in width that separates a subject property from a
different zoning district shall not be considered adjacent. No setback required for
common walls.
R Rear Yard Minimum of 5’ between row house building form and rear property line, except when
rear yard is adjacent to a zoning district with a maximum permitted building height of
30’ or less, then the minimum is 20’. For the purpose of this regulation, an alley that is a
minimum of 10’ in width that separates a subject property from a different zoning
district shall not be considered adjacent.
U Uses Per Story Residential on all stories; live/work units permitted on ground level.
GU Ground Floor
Use on 900
South
The required ground floor use space facing 900 South must be occupied by a live/work
space at least 25’ in depth. Dimensions may be modified through the design review
process (Chapter 21A.59).
E Entry Feature Each dwelling unit must include an allowed entry feature. See Table 21A.27.030B for
allowed entry features. Dwelling units adjacent to a street must include an entry feature
on street facing façade. Pedestrian connections with minimum 5’ width are required for
each required entry feature.
U Upper Level
Step Back
When adjacent to a lot in a zoning district with a maximum building height of 30’ or
less, the first full floor of the building above 30’ shall step back 10’ from the building
façade at finished grade along the side or rear yard that is adjacent to the lot in the
applicable zoning district. This regulation does not apply when a lot in a different zoning
district is separated from the subject parcel by a street or alley.
OS Open Space
Area
Each dwelling unit shall include a minimum open space area that is equal to at least 25%
of the footprint of the individual unit, subject to all other open space area requirements
of Subsection 21A.27.030.C.8 “Open Space Area.” A minimum of 20% of the required
open space area shall include vegetation.
BF Building
Forms Per Lot
Multiple buildings may be built on a single lot provided all of the buildings have
frontage on a street. All buildings shall comply with all applicable standards.
SO Side/Interior
Orientation
Dwelling units not located directly adjacent to a street are permitted, provided the
building configuration standards for glass and ground floor transparency are complied
with on the façade with the required entry feature.
Lots for individual row house dwelling units without public street frontage are allowed
subject to recording a final subdivision plat that:
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2. Multi-Family Residential, Storefront, and Vertical Mixed-Use Building Form
Standards:
TABLE 21A.27.050.D.2
1. Documents that new lots have adequate access to a public street by way of easements
or a shared driveway; and
2. Includes a disclosure of private infrastructure costs for any shared infrastructure
associated with the new lot(s) per Section 21A.55.110 of this title.
MW Mid-block
Walkway
If a midblock walkway is shown in an adopted city plan on the subject property, a
midblock walkway shall be provided. The midblock walkway must be a minimum of
10’ wide and include a minimum 6’ wide unobstructed path.
DS Design
Standards
See Section 21A.27.030 for other applicable building configuration and design
standards.
Building
Regulation
Regulation for Building Forms:
Multi-family Residential/Storefront/Vertical Mixed Use
H Height Maximum height of 125’. All heights measured from established grade.
Buildings in excess of 85’ require design review in accordance with Chapter 21A.59.
Rooftop decks and associated railing/parapet are allowed on any roof, including roofs at
the maximum allowed height.
GH Ground Floor
Height
Minimum ground floor height 14’.
F Front and
Corner Side
Yard Setback
No minimum is required; however, doors are prohibited from opening into the public
right of way. Maximum 10’ unless a greater setback is required due to existing utility
easements in which case the maximum setback shall be at the edge of the easement.
May be modified through the design review process (Chapter 21A.59).
B Required
Build-To
Minimum of 50% of street facing facade shall be built within 5’ of the front or corner
side property line. May be modified through the design review process (Chapter
21A.59).
S Interior Side
Yard
No minimum required, except when an interior side yard is adjacent to a zoning district
that has a maximum permitted building height of 30’ or less, then the minimum shall be
10’. For the purpose of this regulation, an alley that is a minimum of 10’ in width that
separates a subject property from a different zoning district shall not be considered
adjacent.
R Rear Yard No minimum required, except when rear yard is adjacent to a zoning district with a
maximum permitted building height of 30’ or less, then the minimum is 20’. For the
purpose of this regulation, an alley that is a minimum of 10’ in width that separates a
subject property from a different zoning district shall not be considered adjacent.
GU Ground Floor
Use on 900
South
The required ground floor use space facing 900 South shall be limited to the following
uses: retail goods establishments, retail service establishments, public service portions of
businesses, restaurants, taverns/brewpubs, bar establishments, art galleries, theaters, or
performing art facilities.
E Ground Floor
Dwelling
Entrances
Ground floor dwelling units adjacent to a street must have an allowed entry feature. See
Table 21A.27.030B for allowed entry features. Pedestrian connections, as per Subsection
21A.27.030.C.5, are required for each required entry feature.
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3. Parking Regulations: Specific parking standards applicable to the FB-UN3 subdistrict
are listed below in Table 21A.27.050.D.3 of this section. These are in addition to any
other applicable parking standards in Title 21A.
TABLE 21A.27.050.D.3
U Upper Level
Step Back
When adjacent to a lot in a zoning district with a maximum building height of 30’ or
less, the first full floor of the building above 30’ shall step back 10’ from the building
facade at finished grade along the side or rear yard that is adjacent to the lot in the
applicable zoning district. This regulation does not apply when a lot in a different zoning
district is separated from the subject parcel by a street or alley.
MW Mid-block
Walkway
If a midblock walkway is shown in an adopted city plan on the subject property, a
midblock walkway shall be provided. The midblock walkway must be a minimum of 10’
wide and include a minimum 6’ wide unobstructed path.
BF Building
Forms Per
Lot
Multiple buildings may be built on a single lot provided all of the buildings have
frontage on a street. All buildings shall comply with all applicable standards.
OS Open Space
Vegetation
A minimum of 20% of the required open space area shall include vegetation.
LB Loading Bay Maximum of one (1) loading bay on a front façade per street face, subject to all
dimensional requirements in Section 21A.44.070. Loading bay entry width limited to 14’
and must be screened by garage door. One loading bay driveway is allowed in addition
to any other driveway allowances.
DS Design
Standards
See Section 21A.27.030 for other applicable building configuration and design
standards.
Parking
Regulation
Applicability: Applies to all properties in the zone
SP Surface Parking
Location
Surface parking shall be located behind or to the side of a principal building provided:
1. The parking is set back a minimum of 25’ from the front or corner side property line;
and
2. The setback area shall be considered a landscaped yard and comply with the landscape
yard planting requirements in Chapter 21A.46 and include:
a. Trees with a minimum mature spread of 20’ planted at one tree for every 20’ of
street frontage; and
b. A 3’ tall solid wall or fence at the property line along the street. A hedge or
other similar landscaped screen may be used in place of a wall or fence provided
the plants are spaced no further than 18 inches on center across the entire frontage.
GE Garage
Entrances
Street facing parking garage entrance doors shall have a minimum 20’ setback from the front
property line and shall not exceed 50% of the first floor building width. One-way garage entry
may not exceed 14’ in width; multiway garage entry may not exceed 26’ in width.
VA Vehicle Access One (1) driveway is allowed per street frontage. Driveways required to meet fire code are exempt
from this limitation.
LS Loading and
Service Areas
Allowed behind or to the side of a principal building only, except where specifically allowed by
the applicable form based zoning subdistrict for the applicable building form. All service areas
shall be screened or located within the building.
EB Existing
Buildings
The reuse of existing buildings is exempt from the requirements of this table unless new
parking area(s) are being added. New parking areas are subject to compliance with this section.
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4. Streetscape Regulations: Specific streetscape regulations applicable to the FB-UN3
subdistrict are listed below in Table 21A.27.050.D.4 of this section. These regulations
are in addition to any other applicable streetscape standards in Title 21A.
TABLE 21A.27.050.D.4
5. Uses Not Associated with Building Form: Allowed uses that do not involve
construction of a building, such as parks and open space, are not required to comply
with any specific building form regulation.
c. [Note to codifier: use this Section 21A.27.050.D. if Building Heights in the Downtown
Plan Area Ordinance is adopted as of the date of this ordinance pursuant to Petition No.
PLNPCM2022-00529] That Section 21A.27.050 is amended to adopt a new Subsection
21A.27.050.D:
21A.27.050.D. FB-UN3 Building Form Standards:
Building form standards for each allowed building form and other associated regulations
for the FB-UN3 subdistrict are listed in the below tables of this section.
1. Row House Building Form Standards:
TABLE 21A.27.050.D.1
Streetscape
Regulation
Applicability: Applies to all properties in the zone
ST Street Trees Street trees are required and shall be provided as per Subsection 21A.48.060.D.
SW Sidewalk Width Sidewalks shall have a minimum width of 8’. This standard does not require removal of
existing street trees, existing buildings, or portions thereof. For purposes of this section,
sidewalk width is measured from the back of the park strip or required street tree if no
park strip is provided, toward the adjacent property line.
SL Street Lights Street lights are required and shall be installed in compliance with the city’s Street
Lighting Master Plan and Policy or its successor.
Building Regulation Regulation for Building Form:
Row House
H Height Maximum of 40’. All heights measured from established grade.
Rooftop decks and associated railing/parapet are allowed on any roof, including roofs at
the maximum allowed height.
F Front and
Corner Side
Yard Setback
Minimum 5’. Maximum 10’, unless a greater setback is required due to existing utility
easements in which case the maximum setback shall be at the edge of the easement. May
be modified through Design Review (Chapter 21A.59).
S Interior Side
Yard
Minimum of 5’ between row house building form and side property line, except when an
interior side yard is adjacent to a zoning district that has a maximum permitted building
height of 30’ or less, then the minimum shall be 10’. For the purpose of this regulation,
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2. Multi-Family Residential, Storefront, and Vertical Mixed-Use Building Form
Standards:
TABLE 21A.27.050.D.2
an alley that is a minimum of 10’ in width that separates a subject property from a
different zoning district shall not be considered adjacent. No setback required for
common walls.
R Rear Yard Minimum of 5’ between row house building form and rear property line, except when
rear yard is adjacent to a zoning district with a maximum permitted building height of
30’ or less, then the minimum is 20’. For the purpose of this regulation, an alley that is a
minimum of 10’ in width that separates a subject property from a different zoning
district shall not be considered adjacent.
U Uses Per Story Residential on all stories; live/work units permitted on ground level.
GU Ground Floor
Use on 900
South
The required ground floor use space facing 900 South must be occupied by a live/work
space at least 25’ in depth. Dimensions may be modified through Design Review
(Chapter 21A.59).
E Entry Feature Each dwelling unit must include an allowed entry feature. See Table 21A.27.030B for
allowed entry features. Dwelling units adjacent to a street must include an entry feature
on street facing façade. Pedestrian connections, as per Subsection 21A.27.030.C.5, with
minimum 5’ width are required for each required entry feature.
U Upper Level
Stepback
When adjacent to a lot in a zoning district with a maximum building height of 30’ or
less, the first full floor of the building above 30’ shall step back 10’ from the building
façade at finished grade along the side or rear yard that is adjacent to the lot in the
applicable zoning district. This regulation does not apply when a lot in a different zoning
district is separated from the subject parcel by a street or alley.
OS Open Space
Area
Each dwelling unit shall include a minimum open space area that is equal to at least 25%
of the footprint of the individual unit, subject to all other open space area requirements
of Subsection 21A.27.030.C.1 “Open Space Area.” A minimum of 20% of the required
open space area shall include vegetation.
BF Building
Forms Per Lot
Multiple buildings may be built on a single lot provided all of the buildings have
frontage on a street. All buildings shall comply with all applicable standards.
SO Side/Interior
Orientation
Dwelling units not located directly adjacent to a street are permitted, provided the design
standards for glass are complied with on the façade with the required entry feature.
Lots for individual row house dwelling units without public street frontage are allowed
subject to recording a final subdivision plat that:
1. Documents that new lots have adequate access to a public street by way of easements
or a shared driveway; and
2. Includes a disclosure of private infrastructure costs for any shared infrastructure
associated with the new lot(s) per Section 21A.55.110 of this title.
MW Midblock
Walkway
If a midblock walkway is shown in an adopted city plan on the subject property, a
midblock walkway shall be provided. The midblock walkway must be a minimum of
10’ wide and include a minimum 6’ wide unobstructed path.
DS Design
Standards
See Section 21A.27.030 and Chapter 21A.37 for other applicable building configuration
and design standards.
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Building
Regulation
Regulation for Building Forms:
Multi-family Residential/Storefront/Vertical Mixed Use
H Height Maximum height of 125’. All heights measured from established grade.
Buildings in excess of 85’ require design review in accordance with Chapter 21A.59.
Rooftop decks and associated railing/parapet are allowed on any roof, including roofs at
the maximum allowed height.
GH Ground Floor
Height
Minimum ground floor height 14’.
F Front and
Corner Side
Yard Setback
No minimum is required; however, doors are prohibited from opening into the public
right of way. Maximum 10’ unless a greater setback is required due to existing utility
easements in which case the maximum setback shall be at the edge of the easement.
May be modified through Design Review process (Chapter 21A.59).
B Required
Build-To
Minimum of 50% of street facing facade shall be built within 5’ of the front or corner
side property line. May be modified through Design Review process (Chapter 21A.59).
S Interior Side
Yard
No minimum required, except when an interior side yard is adjacent to a zoning district
that has a maximum permitted building height of 30’ or less, then the minimum shall be
10’. For the purpose of this regulation, an alley that is a minimum of 10’ in width that
separates a subject property from a different zoning district shall not be considered
adjacent.
R Rear Yard No minimum required, except when rear yard is adjacent to a zoning district with a
maximum permitted building height of 30’ or less, then the minimum is 20’. For the
purpose of this regulation, an alley that is a minimum of 10’ in width that separates a
subject property from a different zoning district shall not be considered adjacent.
GU Ground Floor
Use on 900
South
The required ground floor use space facing 900 South shall be limited to the following
uses: retail goods establishments, retail service establishments, public service portions of
businesses, restaurants, taverns/brewpubs, bar establishments, art galleries, theaters, or
performing art facilities.
E Ground Floor
Dwelling
Entrances
Ground floor dwelling units adjacent to a street must have an allowed entry feature. See
Table 21A.27.030B for allowed entry features. Pedestrian connections, as per Subsection
21A.27.030.C.5, are required to each required entry feature.
U Upper Level
Stepback
When adjacent to a lot in a zoning district with a maximum building height of 30’ or
less, the first full floor of the building above 30’ shall step back 10’ from the building
facade at finished grade along the side or rear yard that is adjacent to the lot in the
applicable zoning district. This regulation does not apply when a lot in a different zoning
district is separated from the subject parcel by a street or alley.
MW Midblock
Walkway
If a midblock walkway is shown in an adopted city plan on the subject property, a
midblock walkway shall be provided. The midblock walkway must be a minimum of 10’
wide and include a minimum 6’ wide unobstructed path.
BF Building
Forms Per
Lot
Multiple buildings may be built on a single lot provided all of the buildings have
frontage on a street. All buildings shall comply with all applicable standards.
OS Open Space
Vegetation
A minimum of 20% of the required open space area shall include vegetation.
10
3. Parking Regulations: Specific parking standards applicable to the FB-UN3 subdistrict
are listed below in Table 21A.27.050.D.3 of this section. These are in addition to any
other applicable parking standards in Title 21A.
TABLE 21A.27.050.D.3
4. Streetscape Regulations: Specific streetscape regulations applicable to the FB-UN3
subdistrict are listed below in Table 21A.27.050.D.4 of this section. These regulations
are in addition to any other applicable streetscape standards in Title 21A.
TABLE 21A.27.050.D.4
LB Loading Bay Maximum of one (1) loading bay on a front façade per street face, subject to all
dimensional requirements in Section 21A.44.070. Loading bay entry width limited to 14’
and must be screened by garage door. One loading bay driveway is allowed in addition
to any other driveway allowances.
DS Design
Standards
See Section 21A.27.030 and Chapter 21A.37 for other applicable building configuration
and design standards.
Parking
Regulation
Applicability: Applies to all properties in the zone
SP Surface Parking
Location
Surface parking shall be located behind or to the side of a principal building provided:
3. The parking is set back a minimum of 25’ from the front or corner side property line;
and
4. The setback area shall be considered a landscaped yard and comply with the landscape
yard planting requirements in Chapter 21A.46 and include:
a. Trees with a minimum mature spread of 20’ planted at one tree for every 20’ of
street frontage; and
b. A 3’ tall solid wall or fence at the property line along the street. A hedge or
other similar landscaped screen may be used in place of a wall or fence provided
the plants are spaced no further than 18 inches on center across the entire frontage.
GE Garage
Entrances
Street facing parking garage entrance doors shall have a minimum 20’ setback from the front
property line and shall not exceed 50% of the first floor building width. One-way garage entry
may not exceed 14’ in width; multiway garage entry may not exceed 26’ in width.
VA Vehicle Access One (1) driveway is allowed per street frontage. Driveways required to meet fire code are exempt
from this limitation.
LS Loading and
Service Areas
Allowed behind or to the side of a principal building only, except where specifically allowed by
the applicable form based zoning subdistrict for the applicable building form. All service areas
shall be screened or located within the building.
EB Existing
Buildings
The reuse of existing buildings is exempt from the requirements of this table unless new
parking area(s) are being added. New parking areas are subject to compliance with this section.
Streetscape
Regulation
Applicability: Applies to all properties in the zone
ST Street Trees Street trees are required and shall be provided as per Subsection 21A.48.060.D.
11
5. Uses Not Associated with Building Form: Allowed uses that do not involve
construction of a building, such as parks and open space, are not required to comply
with any specific building form regulation.
SECTION 3. Amending the text of Salt Lake City Code Section 21A.33.080. That
Section 21A.33.080 of the Salt Lake City Code (Zoning: Land Use Tables: Table of Permitted
and Conditional Uses In Form Based Districts) shall be, and hereby is amended to read and
appear as follows:
21A.33.080: TABLE OF PERMITTED AND CONDITIONAL USES IN FORM
BASED DISTRICTS:
Note: Uses which are not listed in the following table are not permitted in any form based
code zoning district.
Legend: P = Permitted C = Conditional
Use Permitted Uses By District
FB-
UN1
FB-
UN2
FB-
UN3
FB-
SC
FB-
SE
Accessory use, except those that are specifically regulated in
this chapter, or elsewhere in this title
P P P P P
Adaptive reuse of a landmark building P
Alcohol:
Bar establishment P8 P8 P8 C8
Brewpub P8 P8 P8 C8
Distillery P5
Tavern P8
Tavern, 2,500 square feet or less in floor area P8 P8 P8 C8
Winery P5
Amphitheater, formal P
Amphitheater, informal P
Amusement park P
Animal
Cremation service P
SW Sidewalk Width Sidewalks shall have a minimum width of 8’. This standard does not require removal of
existing street trees, existing buildings, or portions thereof. For purposes of this section,
sidewalk width is measured from the back of the park strip or required street tree if no
park strip is provided, toward the adjacent property line.
SL Street Lights Street lights are required and shall be installed in compliance with the city’s Street
Lighting Master Plan and Policy or its successor.
12
Kennel (Indoor) P
Kennel (Outdoor) C
Veterinary office P P P P
Antenna, communication tower P P P P
Art gallery P P P P
Artisan food production P3,5 P3,5 P3,5 P3,5
Artists loft/studio P
Auction (indoor) P
Auditorium P
Bed and breakfast P P P P P
Bed and breakfast inn P P P P P
Bed and breakfast manor P P P P P
Bio-medical facility P4,5 P4,5 P4,5
Blacksmith shop (indoor) P
Blood donation center P
Botanical garden P
Brewery P5
Brewery, small P5
Bus line station/terminal C
Car wash C
Charity dining hall P
Clinic (medical, dental) P P P P
Commercial food preparation P5 P5 P5 P5
Community garden P P P P P
Community recreation center P P P P
Convent/monastery P
Convention center P
Crematorium P
Daycare
center, adult P P P P
center, child P P P P
nonregistered home daycare P1 P1 P1 P1 P1
registered home daycare or preschool P1 P1 P1 P1 P1
Dwelling:
Accessory guest and servants’ quarters P
Assisted living facility (large) P
Assisted living facility (limited capacity) P P P P P
Assisted living facility (small) P P P P
Congregate Care Facility (Large) C C C C
Congregate Care Facility (Small) C P
Group home (large) P P P P
Group home (small) P P P P
Living quarters for caretaker or security guard P
Multi-family P P P P
Residential support (large) P P
13
Residential support (small) P P
Rooming (boarding) house P P
Single-family attached P P P P
Single-family detached P
Single-family detached (cottage development
building form only)
P P
Single room occupancy P P
Two-family P
Emergency medical services facility P
Equipment rental (indoor) P
Exhibition hall P
Farmers’ market P P P P
Financial institution P P P
Flea market (indoor) P
Funeral home P P P P
Gas station C
Government facility P P P P P
Greenhouse P
Health and fitness facility P P P P
Home occupation P2 P2 P2 P2 P2
Hospital P
Hotel/motel P P P
House museum in landmark site P P P P P
Industrial assembly (indoor) P
Intermodal transit passenger hub P
Laboratory, medical related P5 P5 P5 P5
Library P P P P
Manufacturing, light (indoor) P
Meeting hall of membership organization P
Mixed use developments including residential and other uses
allowed in the zoning district
P P P P
Mobile food business P
Mobile food court P
Mobile food trailer P
Mobile food truck P
Municipal service uses, including city utility uses and police
and fire stations
P P P P P
Museum P P P P
Nursing care facility P P P P
Office P P P P
Office and/or reception center in landmark site P P P P
Open space P P P P P
Park P P P P P
Parking, commercial C7
Parking facility, shared P7
14
Parking garage P
Parking, off site P P P7 P P
Parking, park and ride lot shared with existing use P7
Performing arts production facility P
Photo finishing lab P5 P5 P5
Place of worship P P P P
Plazas P P P P P
Radio, television station P
Railroad passenger station P
Reception center P
Recreation (indoor) P P P P
Recreation (outdoor) P
Research and development facility P5 P5 P5 P5
Restaurant P P P P
Retail goods establishment P P P P
Retail goods establishment, plant and garden shop with
outdoor retail sales area
P P P P
Retail service establishment P P P P
Sales and display (outdoor) P P P P
School:
College or university P P P P
Music conservatory P P P P
Professional and vocational P P P P
Seminary and religious institute P P P P
Public or private P
Seasonal farm stand P P P P
Sign painting/fabrication (indoor) P
Social service mission P
Solar array P5 P5 P5 P5
Storage, self P6
Store, specialty P P P P
Studio, art P P P P
Studio, motion picture P
Technology facility P5 P5 P5 P5
Theater, live performance P
Theater, movie P P P P
Urban farm P P P P P
Utility, building or structure P P P P P
Utility, transmission wire, line, pipe, or pole P P P P P
Vehicle
Automobile rental agency P
Automobile repair major C
Automobile repair minor P
Vending cart, private property P P P P
Warehouse P6
15
Welding shop (indoor) P
Wholesale distribution C6
Wireless telecommunications facility P P P P
Woodworking mill (indoor) P
Qualifying provisions:
1. Subject to Section 21A.36.130 of this title.
2. Subject to Section 21A.36.030 of this title.
3. Must contain retail component for on-site food sales.
4. 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.
5. Consult the water use and/or consumption limitations of Subsection 21A.33.010.D.1.
6. Only allowed on a ground floor when the use is located behind another permitted or
conditional use that occupies the required ground floor use space.
7. Subject to parking location restrictions of Subsection 21A.27.050.D.3.
8. Subject to conformance with the provisions of section 21A.36.300, "Alcohol Related
Establishments", of this title.
SECTION 4. Amending the text of Salt Lake City Code Subsection 21A.36.020.C. That
Subsection 21A.36.020.C of the Salt Lake City Code (Zoning: General Provisions: Conformance
With Lot and Bulk Controls: Height Exceptions) shall be, and hereby is amended to read and
appear as follows:
C. Height Exceptions: Exceptions to the maximum building height in all zoning districts are
allowed as indicated in Table 21A.36.020.C of this subsection.
TABLE 21A.36.020.C
HEIGHT EXCEPTIONS
Type
Extent Above Maximum Building
Height Allowed
By the District Applicable Districts
Chimney As required by local, State or Federal
regulations
All zoning districts
Church steeples or spires No limit All zoning districts
Elevator/stairway tower or
bulkhead
16 feet All Commercial,
Manufacturing, Downtown,
FB-UN2, FB-UN3, RO, R-
MU, RMF-45, RMF-75, RP,
BP, I, UI, A, PL and PL-2
Districts
16
Note:
1. Lighting shall be shielded to eliminate excessive glare or light into adjacent properties
and have cutoffs to protect the view of the night sky.
SECTION 5. Amending the text of Salt Lake City Code Subsection 21A.46.096. That
Section 21A.46.096 of the Salt Lake City Code (Zoning: Signs: Sign Regulations for Form Based
Districts) shall be, and hereby is amended to read and appear as follows:
21A.46.096: SIGN REGULATIONS FOR THE FORM BASED DISTRICT:
The following regulations shall apply to signs permitted in the form based code zoning
district. Any sign not expressly permitted by these district regulations is prohibited.
A. Sign Regulations for the Form Based Code District:
1. Purpose: Sign regulations for the form based code zoning district are intended to
provide appropriate signage oriented primarily to pedestrian and mass transit traffic.
2. Applicability: This subsection applies to all signs located within the form based code
zoning district. This subsection is intended to list all permitted signs in the zone. All
other regulations in this chapter shall apply.
B. Sign Type, Size and Height Standards:
1. A-Frame Sign:
Type
Extent Above Maximum Building
Height Allowed
By the District Applicable Districts
Flagpole Maximum height of the zoning district
in which the flagpole is located or 60
feet, whichever is less. Conditional use
approval is required for additional
height
All zoning districts
Light poles for sport fields
such as ballparks, stadiums,
soccer fields, golf driving
ranges, and similar uses1
Maximum height of the zoning district
or 90 feet whichever is greater. Special
exception approval is required for any
further additional height or if the lights
are located closer than 30 feet from
adjacent residential structures
All zoning districts that allow
sport field activities and
stadiums excluding parks less
than 4 acres in size
Mechanical equipment
parapet wall
5 feet All zoning districts, other than
the FP, FR-1, FR-2, FR-3, and
Open Space Districts
17
Sign
Type
FB-
UN1
FB-
UN2
FB-
UN3
FB-
SC
FB-
SE
Specifications
A-
frame
sign
P P P P Quantity 1 per leasable space. Leasable spaces
on corners may have 2.
Width Maximum of 2 feet. Any portion of
the frame (the support structure) may
extend up to 6 inches in any direction
beyond the sign face.
Height Maximum of 3 feet. Any portion of
the frame (the support structure) may
extend up to 6 inches in any direction
beyond the sign face.
Placement On public sidewalk or private
property.
Obstruction
free area
Minimum of 8 feet must be
maintained at all times for pedestrian
passage.
2. Awning or Canopy Sign:
18
Sign
Type
FB-
UN1
FB-
UN2
FB-
UN3
FB-
SC
FB-
SE Specifications
Awning
or
canopy
sign
P P P P P Quantity 1 per window or entrance.
Width Equal to the width of the window.
Projection
No maximum depth from building
facade, however design subject to
mitigation of rainfall and snowfall
runoff, conflict avoidance with tree
canopy, and issuance of encroachment
permits where required. The awning
or canopy can project a maximum of 2
feet into a special purpose corridor.
Clearance
Minimum of 10 feet of vertical
clearance.
Letters
and
logos
Allowed on vertical portions of sign
only.
Location
permitted
Private property or a public street.
Signs can face a special purpose
corridor but must be located on
19
private property. All signs are subject
to the requirements of the revocable
permitting process.
5. Construction Sign:
Sign Type FB-
UN1
FB-
UN2
FB-
UN3
FB-
SC
FB-
SE
Specifications
Construction
sign (see
definition in
this
chapter)
P P P P P Quantity
1 per construction site.
Height Maximum of 8 feet. Maximum of
12 feet in FB-UN3.
Area Maximum of 64 square feet.
Location
permitted
Private property or a public street.
Signs can face the special purpose
corridor, but must be located on
private property.
6. Flat Sign:
20
Sign
Type
FB-
UN1
FB-
UN2
FB-
UN3
FB-
SC
FB-
SE
Specifications
Flat
sign
P P P P Quantity 1 per leasable space. Leasable spaces on
corners may have 2.
Width Maximum of 90% of width of leasable
space. No maximum width in FB-UN3.
Height Maximum of 3 feet. No maximum height
in FB-UN3.
Area 11/2 square feet per linear foot of store
frontage.
Projection Maximum of 1 foot.
7. Flat Sign (building orientation):
Sign Type
FB-
UN1
FB-
UN2
FB-
UN3
FB-
SC
FB-
SE Specifications
Flat sign
(building
orientation)
P
Quantity 1 per building face.
Height May not extend above the roof line
or top of parapet wall.
Area 11/2 square feet per linear foot of
building frontage.
6. Marquee Sign:
Sign
Type
FB-
UN1
FB-
UN2
FB-
UN3
FB-
SC
FB-
SE Specifications
Marquee
sign
P
Quantity 1 per building.
Width Maximum of 90% of width of
leasable space.
Height May not extend above the roof of
the building.
Area 11/2 square feet per linear foot of
building frontage.
Projection Maximum of 6 feet. May project
into right of way a maximum of 4
21
feet provided the sign is a
minimum of 12 feet above the
sidewalk grade.
7. Monument Sign:
Sign
Type
FB-
UN1
FB-
UN2
FB-
UN3
FB-
SC
FB-
SE Specifications
Monument
sign
P
Quantity 1 per building.
Setback 5 feet.
Height Maximum of 20 feet.
Area 1 square feet per linear foot of
building frontage.
8. Nameplate Sign:
Sign
Type
FB-
UN1
FB-
UN2
FB-
UN3
FB-
SC
FB-
SE Specifications
22
9. New Development Sign:
Sign Type
FB-
UN1
FB-
UN2
FB-
UN3
FB-
SC
FB-
SE Specifications
New
Development
sign
P
Quantity 1 per street frontage.
Setback 5 feet.
Height 12 feet.
Area 200 square feet.
10. Private Directional Sign:
Sign Type
FB-
UN1
FB-
UN2
FB-
UN3
FB-
SC
FB-
SE Specifications
Private
directional
sign (see
definition
in this
chapter)
P P P P P Quantity No limit.
Height Maximum of 5 feet.
Area Maximum of 8 square feet.
Restriction
May not contain business name or
logo.
Location
permitted
Private property or public street.
Signs can face the special purpose
corridor but must be located on
private property. All signs are
subject to the requirements of the
revocable permitting process.
11. Projecting Sign:
Nameplate
sign
P P P P P Quantity
1 per leasable space. Leasable spaces
on corners may have 2.
Area Maximum of 3 square feet.
23
Sign
Type
FB-
UN1
FB-
UN2
FB-
UN3
FB-
SC
FB-
SE
Specifications
Projecting
sign
P P P P Quantity 1 per leasable space. Leasable spaces
on corners may have 2.
Clearance Minimum of 10 feet above
sidewalk/walkway.
Area 6 square feet per side, 12 square feet
total.
Projection Maximum of 4 feet from building
façade.
Location
permitted
Private property or public street. Signs
can face the special purpose corridor
but must be located on private
property. All signs are subject to the
requirements of the revocable
permitting process.
12. Projecting Parking Entry Sign:
24
Sign Type FB-
UN1
FB-
UN2
FB-
UN3
FB-
SC
FB-
SE
Specifications
Projecting
parking entry
sign (see
projecting
sign
graphic)
P P P Quantity 1 per parking entry.
Clearance Minimum of 10 feet above
sidewalk/walkway.
Height Maximum of 2 feet.
Area 4 square feet per side, 8 square
feet total.
Projection Maximum of 4 feet from
building facade for public and
private streets. Maximum of 2
feet within the special purpose
corridor.
Location
permitted
Private property or public street.
Signs can face the special
purpose corridor but must be
located on private property. All
signs are subject to the
requirements of the revocable
permitting process.
13. Public Safety Sign:
Sign
Type
FB-
UN1
FB-
UN2
FB-
UN3
FB-
SC
FB-
SE Specifications
Public
safety
sign (see
definition
in this
chapter)
P P P P P Quantity No limit.
Height Maximum of 6 feet.
Area 8 square feet.
Projection Maximum of 1 foot.
Location
permitted
Private property or public street. Signs
can face the special purpose corridor
but must be located on private
property. All signs are subject to the
requirements of the revocable
permitting process.
14. Real Estate Sign:
25
Sign
Type
FB-
UN1
FB-
UN2
FB-
UN3
FB-
SC
FB-
SE Specifications
Real
estate
sign
P P P
P Quantity
1 per leasable space. Leasable spaces on
corners may have 2.
Height Maximum of 12 feet.
Area 32 square feet. 64 square feet in FB-UN3.
Location
permitted
Private property or public street. Signs can
face the special purpose corridor but must
be located on private property. All signs
are subject to the requirements of the
revocable permitting process.
15. Window Sign:
26
Sign
Type
FB-
UN1
FB-
UN2
FB-
UN3
FB-
SC
FB-
SE Specifications
Window
sign
P P P P Quantity 1 per window.
Height Maximum of 3 feet.
Area Maximum of 25% of window area.
SECTION 6. 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 ______________,
2023.
______________________________
CHAIRPERSON
ATTEST AND COUNTERSIGN:
______________________________
CITY RECORDER
27
Transmitted to Mayor on _______________________.
Mayor’s Action: _______Approved. _______Vetoed.
______________________________
MAYOR
______________________________
CITY RECORDER
(SEAL)
Bill No. ________ of 2023.
Published: ______________.
Ordinance adopting FB UN3 zoning (final)
APPROVED AS TO FORM
Salt Lake City Attorney’s Office
Date:___________________________
By: ____________________________
Katherine D. Pasker, Senior City Attorney
April 19, 2023
1
LEGISLATIVE DRAFT
SALT LAKE CITY ORDINANCE 1
No. _____ of 2023 2
3
(An ordinance amending the text of Title 21A of the Salt Lake City Code 4
to create the FB-UN3 Form Based Urban Neighborhood 3 Subdistrict) 5
6
An ordinance amending the text of Title 21A of the Salt Lake City Code to create the FB-7
UN3 Form Based Urban Neighborhood 3 Subdistrict pursuant to Petition No. PLNPCM2019-8
00277. 9
WHEREAS, the Salt Lake City Planning Commission held a public hearing on December 10
11, 2019 to consider a petition by former Salt Lake City Mayor Jacqueline Biskupski to amend 11
various provisions of Title 21A of the Salt Lake City Code to create the FB-UN3 Form Based 12
Urban Neighborhood 3 Subdistrict, to establish regulations for that subdistrict, and to apply the 13
FB-UN3 Form Based Urban Neighborhood 3 Subdistrict to the “fleet block” property located 14
between 800 South and 900 South Streets and 300 West and 400 West Streets pursuant to 15
Petition No. PLNPCM2019-00277; and 16
WHEREAS, at its December 11, 2019 meeting, the planning commission voted in favor 17
of transmitting a positive recommendation to the Salt Lake City Council on said petition; and 18
WHEREAS, after a public hearing on this matter the city council has determined that 19
adopting this ordinance is in the city’s best interests. 20
NOW, THEREFORE, be it ordained by the City Council of Salt Lake City, Utah: 21
SECTION 1. Amending the text of Salt Lake City Code Subsection 21A.27.030.C. 22
(Void if Building Heights in the Downtown Plan Area Ordinance Adopted). That, if amendments 23
to Subsection 21A.27.030.C of the Salt Lake City Code (Zoning: Form Based Districts: Building 24
Configuration and Design Standards) pursuant to Petition No. PLNPCM2022-00529 are not 25
2
LEGISLATIVE DRAFT
adopted by the date of the City Council adopting this ordinance then that subsection shall be, and 26
hereby is amended as follows (if adopted then this Section 1 is void): 27
a. That the first paragraph of Subsection 21A.27.030.C is amended to read as follows: 28
21A.27.030.C. Application Oof Building Configuration Standards: Building 29
configuration standards apply to all new buildings and additions when the new 30
construction related to the addition is greater than twenty five percent (25%) of the 31
footprint of the structure or one thousand (1,000) square feet, whichever is less. The 32
graphics included provide a visual representation of the standards as a guide and are 33
not meant to supersede the standards in the tables. This standard applies to all Fform-34
Bbased Zzoning Dsubdistricts unless otherwise indicated. The standards in this 35
section may be modified through the design review process, subject to the 36
requirements of Chapter 21A.59 of this title. The requirements set forth in 37
Subsections C.8 “Open Space Area” and C.12 “Permitted Encroachments And Height 38
Exceptions” of this Subsection 21A.27.030.C may not be modified through design 39
review. 40
41
b. That Subsection 21A.27.030.C.7 is amended to read as follows: 42
7. Building Materials: A minimum of seventy percent (70%) of any street facing 43
building facade shall be clad in high quality, durable, natural materials, such as 44
stone, brick, wood lap siding, patterned or textured concrete, fiber cement board 45
siding, shingled or panel sided, and glass. Material not specifically listed may be 46
approved at the discretion of the planning director if it is found that the proposed 47
material is of similar durability and quality to the listed materials. If approved, 48
such material can count toward the seventy percent (70%) requirement. Other 49
materials may count up to thirty percent (30%) of the street facing building 50
facade. Exterior insulation and finishing systems (EIFS) is permitted for trim 51
only. 52
53
c. That Subsection 21A.27.030.C.8 is amended to read as follows: 54
55
8. Open Space Area: A minimum of ten percent (10%) of the lot area shall be 56
provided for open space area, unless a different requirement is specified in the 57
applicable form based zoning subdistrict for the applicable building form. Open 58
space area may include landscaped yards, patio, dining areas, common balconies, 59
rooftop gardens, and other similar outdoor living spaces. Private balconies shall 60
not be counted toward the minimum open space area requirement. Required 61
parking lot landscaping or perimeter parking lot landscaping shall also not count 62
toward the minimum open space area requirement. 63
64
3
LEGISLATIVE DRAFT
SECTION 2. Amending the text of Salt Lake City Code Section 21A.27.050. That 65
Section 21A.27.050 of the Salt Lake City Code (Zoning: Form Based Subdistricts: FB-UN1 and 66
FB-UN2 Form Based Urban Neighborhood District) shall be, and hereby is amended as follows: 67
a. That the title of Section 21A.27.050 is amended to read as follows: 68
69
21A.27.050: FB-UN1, AND FB-UN2, AND FB-UN3 FORM BASED URBAN 70
NEIGHBORHOOD SUBDISTRICTS: 71
72
b. That Subsection 21A.27.050.A.1 is amended to read as follows: 73
74
A. Subdistricts: 75
76
1. Named: The following subdistricts can be found in the urban neighborhood form 77
based district: 78
79
a. FB-UN1 uUrban nNeighborhood 1 sSubdistrict: Generally includes small 80
scale structures, up to two and one-half (2.5) stories in height, on relatively 81
small lots with up to four (4) dwelling units per lot depending on building 82
type. Reuse of existing residential structures is encouraged. Development 83
regulations are based on the building type. 84
85
b. FB-UN2 uUrban nNeighborhood 2 sSubdistrict: Generally includes buildings 86
up to four (4) stories in height, with taller buildings located on street corner 87
parcels, which may contain a single use or a mix of commercial, office, and 88
residential uses. Development regulations are based on building type, with the 89
overall scale, form, and orientation of buildings as the primary focus. 90
91
c. FB-UN3 Urban Neighborhood 3 Subdistrict: Generally includes buildings up 92
to eight (8) stories in height, with taller buildings allowed through the design 93
review process. Development regulations are based on types of buildings and 94
differ between building types as indicated. The subdistrict contains a mix of 95
uses that include commercial, technical, light industrial, high density 96
residential, and other supportive land uses. 97
98
c. [Note to codifier: use this Section 21A.27.050.D. if Building Heights in the Downtown 99
Plan Area Ordinance is not yet adopted as of the date of this ordinance pursuant to 100
Petition No. PLNPCM2022-00529] That Section 21A.27.050 is amended to adopt a new 101
Subsection 21A.27.050.D: 102
103
21A.27.050.D. FB-UN3 Building Form Standards: 104
Building form standards for each allowed building form and other associated regulations 105
for the FB-UN3 subdistrict are listed in the below tables of this section. 106
107
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LEGISLATIVE DRAFT
1. Row House Building Form Standards: 108
109
TABLE 21A.27.050.D.1 110
Building
Regulation
Regulation for Building Form:
Row House
H Height Maximum of 40’. All heights measured from established grade.
Rooftop decks and associated railing/parapet are allowed on any roof, including roofs at
the maximum allowed height.
F Front and
Corner Side
Yard Setback
Minimum 5’. Maximum 10’, unless a greater setback is required due to existing utility
easements in which case the maximum setback shall be at the edge of the easement. May
be modified through the design review process (Chapter 21A.59).
S Interior Side
Yard
Minimum of 5’ between row house building form and side property line, except when an
interior side yard is adjacent to a zoning district that has a maximum permitted building
height of 30’ or less, then the minimum shall be 10’. For the purpose of this regulation,
an alley that is a minimum of 10’ in width that separates a subject property from a
different zoning district shall not be considered adjacent. No setback required for
common walls.
R Rear Yard Minimum of 5’ between row house building form and rear property line, except when
rear yard is adjacent to a zoning district with a maximum permitted building height of
30’ or less, then the minimum is 20’. For the purpose of this regulation, an alley that is a
minimum of 10’ in width that separates a subject property from a different zoning
district shall not be considered adjacent.
U Uses Per Story Residential on all stories; live/work units permitted on ground level.
GU Ground Floor
Use on 900
South
The required ground floor use space facing 900 South must be occupied by a live/work
space at least 25’ in depth. Dimensions may be modified through the design review
process (Chapter 21A.59).
E Entry Feature Each dwelling unit must include an allowed entry feature. See Table 21A.27.030B for
allowed entry features. Dwelling units adjacent to a street must include an entry feature
on street facing façade. Pedestrian connections with minimum 5’ width are required for
each required entry feature.
U Upper Level
Step Back
When adjacent to a lot in a zoning district with a maximum building height of 30’ or
less, the first full floor of the building above 30’ shall step back 10’ from the building
façade at finished grade along the side or rear yard that is adjacent to the lot in the
applicable zoning district. This regulation does not apply when a lot in a different zoning
district is separated from the subject parcel by a street or alley.
OS Open Space
Area
Each dwelling unit shall include a minimum open space area that is equal to at least 25%
of the footprint of the individual unit, subject to all other open space area requirements
of Subsection 21A.27.030.C.8 “Open Space Area.” A minimum of 20% of the required
open space area shall include vegetation.
BF Building
Forms Per Lot
Multiple buildings may be built on a single lot provided all of the buildings have
frontage on a street. All buildings shall comply with all applicable standards.
SO Side/Interior
Orientation
Dwelling units not located directly adjacent to a street are permitted, provided the
building configuration standards for glass and ground floor transparency are complied
with on the façade with the required entry feature.
Lots for individual row house dwelling units without public street frontage are allowed
subject to recording a final subdivision plat that:
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LEGISLATIVE DRAFT
2. Multi-Family Residential, Storefront, and Vertical Mixed-Use Building Form 111
Standards: 112
113
TABLE 21A.27.050.D.2 114
1. Documents that new lots have adequate access to a public street by way of easements
or a shared driveway; and
2. Includes a disclosure of private infrastructure costs for any shared infrastructure
associated with the new lot(s) per Section 21A.55.110 of this title.
MW Mid-block
Walkway
If a midblock walkway is shown in an adopted city plan on the subject property, a
midblock walkway shall be provided. The midblock walkway must be a minimum of
10’ wide and include a minimum 6’ wide unobstructed path.
DS Design
Standards
See Section 21A.27.030 for other applicable building configuration and design
standards.
Building
Regulation
Regulation for Building Forms:
Multi-family Residential/Storefront/Vertical Mixed Use
H Height Maximum height of 125’. All heights measured from established grade.
Buildings in excess of 85’ require design review in accordance with Chapter 21A.59.
Rooftop decks and associated railing/parapet are allowed on any roof, including roofs at
the maximum allowed height.
GH Ground Floor
Height
Minimum ground floor height 14’.
F Front and
Corner Side
Yard Setback
No minimum is required; however, doors are prohibited from opening into the public
right of way. Maximum 10’ unless a greater setback is required due to existing utility
easements in which case the maximum setback shall be at the edge of the easement.
May be modified through the design review process (Chapter 21A.59).
B Required
Build-To
Minimum of 50% of street facing facade shall be built within 5’ of the front or corner
side property line. May be modified through the design review process (Chapter
21A.59).
S Interior Side
Yard
No minimum required, except when an interior side yard is adjacent to a zoning district
that has a maximum permitted building height of 30’ or less, then the minimum shall be
10’. For the purpose of this regulation, an alley that is a minimum of 10 ’ in width that
separates a subject property from a different zoning district shall not be considered
adjacent.
R Rear Yard No minimum required, except when rear yard is adjacent to a zoning district with a
maximum permitted building height of 30’ or less, then the minimum is 20’. For the
purpose of this regulation, an alley that is a minimum of 10 ’ in width that separates a
subject property from a different zoning district shall not be considered adjacent.
GU Ground Floor
Use on 900
South
The required ground floor use space facing 900 South shall be limited to the following
uses: retail goods establishments, retail service establishments, public service portions of
businesses, restaurants, taverns/brewpubs, bar establishments, art galleries, theaters, or
performing art facilities.
E Ground Floor
Dwelling
Entrances
Ground floor dwelling units adjacent to a street must have an allowed entry feature. See
Table 21A.27.030B for allowed entry features. Pedestrian connections, as per Subsection
21A.27.030.C.5, are required for each required entry feature.
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LEGISLATIVE DRAFT
115
3. Parking Regulations: Specific parking standards applicable to the FB-UN3 subdistrict 116
are listed below in Table 21A.27.050.D.3 of this section. These are in addition to any 117
other applicable parking standards in Title 21A. 118
119
TABLE 21A.27.050.D.3 120
U Upper Level
Step Back
When adjacent to a lot in a zoning district with a maximum building height of 30’ or
less, the first full floor of the building above 30’ shall step back 10’ from the building
facade at finished grade along the side or rear yard that is adjacent to the lot in the
applicable zoning district. This regulation does not apply when a lot in a different zoning
district is separated from the subject parcel by a street or alley .
MW Mid-block
Walkway
If a midblock walkway is shown in an adopted city plan on the subject property, a
midblock walkway shall be provided. The midblock walkway must be a minimum of 10’
wide and include a minimum 6’ wide unobstructed path.
BF Building
Forms Per
Lot
Multiple buildings may be built on a single lot provided all of the buildings have
frontage on a street. All buildings shall comply with all applicable standards.
OS Open Space
Vegetation
A minimum of 20% of the required open space area shall include vegetation.
LB Loading Bay Maximum of one (1) loading bay on a front façade per street face, subject to all
dimensional requirements in Section 21A.44.070. Loading bay entry width limited to 14’
and must be screened by garage door. One loading bay driveway is allowed in addition
to any other driveway allowances.
DS Design
Standards
See Section 21A.27.030 for other applicable building configuration and design
standards.
Parking
Regulation
Applicability: Applies to all properties in the zone
SP Surface Parking
Location
Surface parking shall be located behind or to the side of a principal building provided:
1. The parking is set back a minimum of 25’ from the front or corner side property line;
and
2. The setback area shall be considered a landscaped yard and comply with the landscape
yard planting requirements in Chapter 21A.46 and include:
a. Trees with a minimum mature spread of 20 ’ planted at one tree for every 20’ of
street frontage; and
b. A 3’ tall solid wall or fence at the property line along the street. A hedge or
other similar landscaped screen may be used in place of a wall or fence provided
the plants are spaced no further than 18 inches on center across the entire frontage.
GE Garage
Entrances
Street facing parking garage entrance doors shall have a minimum 20’ setback from the front
property line and shall not exceed 50% of the first floor building width. One-way garage entry
may not exceed 14’ in width; multiway garage entry may not exceed 26’ in width.
VA Vehicle Access One (1) driveway is allowed per street frontage. Driveways required to meet fire code are exempt
from this limitation.
LS Loading and
Service Areas
Allowed behind or to the side of a principal building only, except where specifically allowed by
the applicable form based zoning subdistrict for the applicable building form . All service areas
shall be screened or located within the building.
EB Existing
Buildings
The reuse of existing buildings is exempt from the requirements of this table unless new
parking area(s) are being added. New parking areas are subject to compliance with this section.
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LEGISLATIVE DRAFT
121
4. Streetscape Regulations: Specific streetscape regulations applicable to the FB-UN3 122
subdistrict are listed below in Table 21A.27.050.D.4 of this section. These regulations 123
are in addition to any other applicable streetscape standards in Title 21A. 124
125
TABLE 21A.27.050.D.4 126
127
5. Uses Not Associated with Building Form: Allowed uses that do not involve 128
construction of a building, such as parks and open space, are not required to comply 129
with any specific building form regulation. 130
131
c. [Note to codifier: use this Section 21A.27.050.D. if Building Heights in the Downtown 132
Plan Area Ordinance is adopted as of the date of this ordinance pursuant to Petition No. 133
PLNPCM2022-00529] That Section 21A.27.050 is amended to adopt a new Subsection 134
21A.27.050.D: 135
136
21A.27.050.D. FB-UN3 Building Form Standards: 137
Building form standards for each allowed building form and other associated regulations 138
for the FB-UN3 subdistrict are listed in the below tables of this section. 139
140
1. Row House Building Form Standards: 141
142
TABLE 21A.27.050.D.1 143
Streetscape
Regulation
Applicability: Applies to all properties in the zone
ST Street Trees Street trees are required and shall be provided as per Subsection 21A.48.060.D.
SW Sidewalk Width Sidewalks shall have a minimum width of 8 ’. This standard does not require removal of
existing street trees, existing buildings, or portions thereof. For purposes of this section,
sidewalk width is measured from the back of the park strip or required street tree if no
park strip is provided, toward the adjacent property line.
SL Street Lights Street lights are required and shall be installed in compliance with the city’s Street
Lighting Master Plan and Policy or its successor.
Building Regulation Regulation for Building Form:
Row House
H Height Maximum of 40’. All heights measured from established grade.
Rooftop decks and associated railing/parapet are allowed on any roof, including roofs at
the maximum allowed height.
F Front and
Corner Side
Yard Setback
Minimum 5’. Maximum 10’, unless a greater setback is required due to existing utility
easements in which case the maximum setback shall be at the edge of the easement. May
be modified through Design Review (Chapter 21A.59).
S Interior Side
Yard
Minimum of 5’ between row house building form and side property line, except when an
interior side yard is adjacent to a zoning district that has a maximum permitted building
height of 30’ or less, then the minimum shall be 10’. For the purpose of this regulation,
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LEGISLATIVE DRAFT
144
2. Multi-Family Residential, Storefront, and Vertical Mixed-Use Building Form 145
Standards: 146
147
TABLE 21A.27.050.D.2 148
an alley that is a minimum of 10’ in width that separates a subject property from a
different zoning district shall not be considered adjacent. No setback required for
common walls.
R Rear Yard Minimum of 5’ between row house building form and rear property line, except when
rear yard is adjacent to a zoning district with a maximum permitted building height of
30’ or less, then the minimum is 20’. For the purpose of this regulation, an alley that is a
minimum of 10’ in width that separates a subject property from a different zoning
district shall not be considered adjacent.
U Uses Per Story Residential on all stories; live/work units permitted on ground level.
GU Ground Floor
Use on 900
South
The required ground floor use space facing 900 South must be occupied by a live/work
space at least 25’ in depth. Dimensions may be modified through Design Review
(Chapter 21A.59).
E Entry Feature Each dwelling unit must include an allowed entry feature. See Table 21A.27.030B for
allowed entry features. Dwelling units adjacent to a street must include an entry feature
on street facing façade. Pedestrian connections, as per Subsection 21A.27.030.C.5, with
minimum 5’ width are required for each required entry feature.
U Upper Level
Stepback
When adjacent to a lot in a zoning district with a maximum building height of 30’ or
less, the first full floor of the building above 30’ shall step back 10’ from the building
façade at finished grade along the side or rear yard that is adjacent to the lot in the
applicable zoning district. This regulation does not apply when a lot in a different zoning
district is separated from the subject parcel by a street or alley.
OS Open Space
Area
Each dwelling unit shall include a minimum open space area that is equal to at least 25%
of the footprint of the individual unit, subject to all other open space area requirements
of Subsection 21A.27.030.C.1 “Open Space Area.” A minimum of 20% of the required
open space area shall include vegetation.
BF Building
Forms Per Lot
Multiple buildings may be built on a single lot provided all of the buildings have
frontage on a street. All buildings shall comply with all applicable standards.
SO Side/Interior
Orientation
Dwelling units not located directly adjacent to a street are permitted, provided the design
standards for glass are complied with on the façade with the required entry feature.
Lots for individual row house dwelling units without public street frontage are allowed
subject to recording a final subdivision plat that:
1. Documents that new lots have adequate access to a public street by way of easements
or a shared driveway; and
2. Includes a disclosure of private infrastructure costs for any shared infras tructure
associated with the new lot(s) per Section 21A.55.110 of this title.
MW Midblock
Walkway
If a midblock walkway is shown in an adopted city plan on the subject property, a
midblock walkway shall be provided. The midblock walkway must be a minimum of
10’ wide and include a minimum 6’ wide unobstructed path.
DS Design
Standards
See Section 21A.27.030 and Chapter 21A.37 for other applicable building configuration
and design standards.
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LEGISLATIVE DRAFT
149
Building
Regulation
Regulation for Building Forms:
Multi-family Residential/Storefront/Vertical Mixed Use
H Height Maximum height of 125’. All heights measured from established grade.
Buildings in excess of 85’ require design review in accordance with Chapter 21A.59.
Rooftop decks and associated railing/parapet are allowed on any roof, including roofs at
the maximum allowed height.
GH Ground Floor
Height
Minimum ground floor height 14’.
F Front and
Corner Side
Yard Setback
No minimum is required; however, doors are prohibited from opening into the public
right of way. Maximum 10’ unless a greater setback is required due to existing utility
easements in which case the maximum setback shall be at the edge of the easement.
May be modified through Design Review process (Chapter 21A.59).
B Required
Build-To
Minimum of 50% of street facing facade shall be built within 5’ of the front or corner
side property line. May be modified through Design Review process (Chapter 21A.59).
S Interior Side
Yard
No minimum required, except when an interior side yard is adjacent to a zoning district
that has a maximum permitted building height of 30’ or less, then the minimum shall be
10’. For the purpose of this regulation, an alley that is a minimum of 10’ in width that
separates a subject property from a different zoning district shall not be considered
adjacent.
R Rear Yard No minimum required, except when rear yard is adjacent to a zoning district with a
maximum permitted building height of 30’ or less, then the minimum is 20’. For the
purpose of this regulation, an alley that is a minimum of 10’ in width that separates a
subject property from a different zoning district shall not be considered adjacent.
GU Ground Floor
Use on 900
South
The required ground floor use space facing 900 South shall be limited to the following
uses: retail goods establishments, retail service establishments, public service portions of
businesses, restaurants, taverns/brewpubs, bar establishments, art galleries, theaters, or
performing art facilities.
E Ground Floor
Dwelling
Entrances
Ground floor dwelling units adjacent to a street must have an allowed entry feature. See
Table 21A.27.030B for allowed entry features. Pedestrian connections, as per Subsection
21A.27.030.C.5, are required to each required entry feature.
U Upper Level
Stepback
When adjacent to a lot in a zoning district with a maximum building height of 30’ or
less, the first full floor of the building above 30’ shall step back 10’ from the building
facade at finished grade along the side or rear yard that is adjacent to the lot in the
applicable zoning district. This regulation does not apply when a lot in a different zoning
district is separated from the subject parcel by a street or alley.
MW Midblock
Walkway
If a midblock walkway is shown in an adopted city plan on the subject property, a
midblock walkway shall be provided. The midblock walkway must be a minimum of 10’
wide and include a minimum 6’ wide unobstructed path.
BF Building
Forms Per
Lot
Multiple buildings may be built on a single lot provided all of the buildings have
frontage on a street. All buildings shall comply with all applicable standards.
OS Open Space
Vegetation
A minimum of 20% of the required open space area shall include vegetation.
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LEGISLATIVE DRAFT
150
151
3. Parking Regulations: Specific parking standards applicable to the FB-UN3 subdistrict 152
are listed below in Table 21A.27.050.D.3 of this section. These are in addition to any 153
other applicable parking standards in Title 21A. 154
155
TABLE 21A.27.050.D.3 156
157
4. Streetscape Regulations: Specific streetscape regulations applicable to the FB-UN3 158
subdistrict are listed below in Table 21A.27.050.D.4 of this section. These regulations 159
are in addition to any other applicable streetscape standards in Title 21A. 160
161
TABLE 21A.27.050.D.4 162
LB Loading Bay Maximum of one (1) loading bay on a front façade per street face, subject to all
dimensional requirements in Section 21A.44.070. Loading bay entry width limited to 14’
and must be screened by garage door. One loading bay driveway is allowed in addition
to any other driveway allowances.
DS Design
Standards
See Section 21A.27.030 and Chapter 21A.37 for other applicable building configuration
and design standards.
Parking
Regulation
Applicability: Applies to all properties in the zone
SP Surface Parking
Location
Surface parking shall be located behind or to the side of a principal building provided:
3. The parking is set back a minimum of 25’ from the front or corner side property line;
and
4. The setback area shall be considered a landscaped yard and comply with the landscape
yard planting requirements in Chapter 21A.46 and include:
a. Trees with a minimum mature spread of 20 ’ planted at one tree for every 20’ of
street frontage; and
b. A 3’ tall solid wall or fence at the property line along the street. A hedge or
other similar landscaped screen may be used in place of a wall or fence provided
the plants are spaced no further than 18 inches on center across the entire frontage.
GE Garage
Entrances
Street facing parking garage entrance doors shall have a minimum 20’ setback from the front
property line and shall not exceed 50% of the first floor building width. One-way garage entry
may not exceed 14’ in width; multiway garage entry may not exceed 26’ in width.
VA Vehicle Access One (1) driveway is allowed per street frontage. Driveways required to meet fire code are exempt
from this limitation.
LS Loading and
Service Areas
Allowed behind or to the side of a principal building only, except where specifically allowed by
the applicable form based zoning subdistrict for the applicable building form . All service areas
shall be screened or located within the building.
EB Existing
Buildings
The reuse of existing buildings is exempt from the requirements of this table unless new
parking area(s) are being added. New parking areas are subject to compliance with this section.
Streetscape
Regulation
Applicability: Applies to all properties in the zone
ST Street Trees Street trees are required and shall be provided as per Subsection 21A.48.060.D.
11
LEGISLATIVE DRAFT
163
5. Uses Not Associated with Building Form: Allowed uses that do not involve 164
construction of a building, such as parks and open space, are not required to comply 165
with any specific building form regulation. 166
167
SECTION 3. Amending the text of Salt Lake City Code Section 21A.33.080. That 168
Section 21A.33.080 of the Salt Lake City Code (Zoning: Land Use Tables: Table of Permitted 169
and Conditional Uses In Form Based Districts) shall be, and hereby is amended to read and 170
appear as follows: 171
21A.33.080: TABLE OF PERMITTED AND CONDITIONAL USES IN FORM 172
BASED DISTRICTS: 173
174
Note: Uses which are not listed in the following table are not permitted in any Fform Bbased 175
Ccode Zzoning Ddistrict. 176
177
Legend: C= Conditional P= Permitted
178
Legend: P = Permitted C = Conditional
179
Use Permitted Uses By District
FB-
UN1
FB-
UN2
FB-
UN3
FB-
SC
FB-
SE
Accessory use, except those that are specifically regulated in
this chapter, or elsewhere in this title
P P P P P
Adaptive reuse of a landmark building P
Alcohol:
Bar establishment P8 P8 P8 C8
Brewpub P8 P8 P8 C8
Distillery P5
Tavern P8
Tavern, 2,500 square feet or less in floor area P8 P8 P8 C8
Winery P5
Amphitheater, formal P
Amphitheater, informal P
Amusement park P
SW Sidewalk Width Sidewalks shall have a minimum width of 8 ’. This standard does not require removal of
existing street trees, existing buildings, or portions thereof. For purposes of this section,
sidewalk width is measured from the back of the park strip or required street tree if no
park strip is provided, toward the adjacent property line.
SL Street Lights Street lights are required and shall be installed in compliance with the city’s Street
Lighting Master Plan and Policy or its successor.
12
LEGISLATIVE DRAFT
Animal
Cremation service P
Kennel (Indoor) P
Kennel (Outdoor) C
Veterinary office P P P P
Animal, veterinary office
P P P
Antenna, communication tower P P P P
Art gallery P P P P
Artisan food production P3,5 P3,5 P3,5 P3,5
Artists loft/studio P
Auction (indoor) P
Auditorium P
Bed and breakfast P P P P P
Bed and breakfast inn P P P P P
Bed and breakfast manor P P P P P
Bio-medical facility P4,5 P4,5 P4,5
Blacksmith shop (indoor) P
Blood donation center P
Botanical garden P
Brewery P5
Brewery, small P5
Bus line station/terminal C
Car wash C
Charity dining hall P
Clinic (medical, dental) P P P P
Commercial food preparation P5 P5 P5 P5
Community garden P P P P P
Community recreation center P P P P
Convent/monastery P
Convention center P
Crematorium P
Daycare
center, adult P P P P
center, child P P P P nonregistered home daycare P1 P1 P1 P1 P1
registered home daycare or preschool P1 P1 P1 P1 P1
Dwelling:
Accessory guest and servants’ quarters P
Assisted living facility (large) P
Assisted living facility (limited capacity) P P P P P
Assisted living facility (small) P P P P
Congregate Care Facility (Large) C C C C
Congregate Care Facility (Small) C P
Group home (large) P P P P
13
LEGISLATIVE DRAFT
Group home (small) when located above or below
first story office, retail, or commercial use, or on the
first story where the unit is not located adjacent to
street frontage
P P P P
Living quarters for caretaker or security guard P
Multi-family P P P P
Residential support (large) P P
Residential support (small) P P
Rooming (boarding) house P P
Single-family attached P P P P
Single-family detached P
Single-family detached (cottage development
building form only)
P P
Single room occupancy P P
Two-family P
Emergency medical services facility P
Equipment rental (indoor) P
Exhibition hall P
Farmers’ market P P P P
Financial institution P P P
Flea market (indoor) P
Funeral home P P P P
Gas station C
Government facility P P P P P
Greenhouse P
Health and fitness facility P P P P
Home occupation P2 P2 P2 P2 P2
Hospital P
Hotel/motel P P P
House museum in landmark site P P P P P
Industrial assembly (indoor) P
Intermodal transit passenger hub P
Laboratory, medical related P5 P5 P5 P5
Library P P P P
Manufacturing, light (indoor) P
Meeting hall of membership organization P
Mixed use developments including residential and other uses
allowed in the zoning district
P P P P
Mobile food business P
Mobile food court P
Mobile food trailer P
Mobile food truck P
Municipal service uses, including city utility uses and police
and fire stations
P P P P P
Museum P P P P
14
LEGISLATIVE DRAFT
Nursing care facility P P P P
Office P P P P
Office and/or reception center in landmark site P P P P
Open space P P P P P
Park P P P P P
Parking, commercial C7
Parking facility, shared P7
Parking garage P
Parking, off site P P P7 P P
Parking, park and ride lot shared with existing use P7
Performing arts production facility P
Photo finishing lab P5 P5 P5
Place of worship P P P P
Plazas P P P P P
Radio, television station P
Railroad passenger station P
Reception center P
Recreation (indoor) P P P P
Recreation (outdoor) P
Research and development facility P5 P5 P5 P5
Restaurant P P P P
Retail goods establishment P P P P
Retail goods establishment, plant and garden shop with
outdoor retail sales area
P P P P
Retail service establishment P P P P
Sales and display (outdoor) P P P P
School:
College or university P P P P
Music conservatory P P P P
Professional and vocational P P P P
Seminary and religious institute P P P P
Public or private P
Seasonal farm stand P P P P
Sign painting/fabrication (indoor) P
Social service mission P
Solar array P5 P5 P5 P5
Storage, self P6
Store, specialty P P P P
Studio, art P P P P
Studio, motion picture P
Technology facility P5 P5 P5 P5
Theater, live performance P
Theater, movie P P P P
Urban farm P P P P P
Utility, building or structure P P P P P
15
LEGISLATIVE DRAFT
Utility, transmission wire, line, pipe, or pole P P P P P
Vehicle
Automobile rental agency P
Automobile repair major C
Automobile repair minor P
Vending cart, private property P P P P
Warehouse P6
Welding shop (indoor) P
Wholesale distribution C6
Wireless telecommunications facility P P P P
Woodworking mill (indoor) P
180
Qualifying provisions: 181
1. Subject to sSection 21A.36.130 of this title. 182
2. Subject to sSection 21A.36.030 of this title. 183
3. Must contain retail component for on-site food sales. 184
4. Prohibited within 1/2 mile of a residential use if the facility produces hazardous or 185
radioactive waste as defined by the Utah Department of Environmental Quality 186
administrative rules. 187
5. Consult the water use and/or consumption limitations of Subsection 21A.33.010.D.1. 188
6. Only allowed on a ground floor when the use is located behind another permitted or 189
conditional use that occupies the required ground floor use space. 190
7. Subject to parking location restrictions of Subsection 21A.27.050.D.3. 191
8. Subject to conformance with the provisions of section 21A.36.300, "Alcohol Related 192
Establishments", of this title. 193
194
SECTION 4. Amending the text of Salt Lake City Code Subsection 21A.36.020.C. That 195
Subsection 21A.36.020.C of the Salt Lake City Code (Zoning: General Provisions: Conformance 196
With Lot and Bulk Controls: Height Exceptions) shall be, and hereby is amended to read and 197
appear as follows: 198
C. Height Exceptions: Exceptions to the maximum building height in all zoning districts are 199
allowed as indicated in tTable 21A.36.020.C of this subsection. 200
201
TABLE 21A.36.020.C 202
HEIGHT EXCEPTIONS 203
Type
Extent Above Maximum Building
Height Allowed
By Tthe District Applicable Districts
Chimney As required by local, State or Federal
regulations
All zoning districts
16
LEGISLATIVE DRAFT
Note: 204
1. Lighting shall be shielded to eliminate excessive glare or light into adjacent properties 205
and have cutoffs to protect the view of the night sky. 206
207
208
SECTION 5. Amending the text of Salt Lake City Code Subsection 21A.46.096. That 209
Section 21A.46.096 of the Salt Lake City Code (Zoning: Signs: Sign Regulations for Form Based 210
Districts) shall be, and hereby is amended to read and appear as follows: 211
21A.46.096: SIGN REGULATIONS FOR THE FORM BASED DISTRICTS: 212
213
The following regulations shall apply to signs permitted in the form based code zoning 214
districts. Any sign not expressly permitted by these district regulations is prohibited. 215
216
A. Sign Regulations Ffor Tthe Form Based Code Districts: 217
1. Purpose: Sign regulations for the form based code zoning districts are intended to 218
provide appropriate signage oriented primarily to pedestrian and mass transit traffic. 219
Type
Extent Above Maximum Building
Height Allowed
By Tthe District Applicable Districts
Church steeples or spires No limit All zoning districts
Elevator/stairway tower or
bulkhead
16 feet All Commercial,
Manufacturing, Downtown,
FB-UN2, FB-UN3, RO, R-
MU, RMF-45, RMF-75, RP,
BP, I, UI, A, PL and PL-2
Districts
Flagpole Maximum height of the zoning district
in which the flagpole is located or 60
feet, whichever is less. Conditional use
approval is required for additional
height
All zoning districts
Light poles for sport fields
such as ballparks, stadiums,
soccer fields, golf driving
ranges, and similar uses1
Maximum height of the zoning district
or 90 feet whichever is greater. Special
exception approval is required for any
further additional height or if the lights
are located closer than 30 feet from
adjacent residential structures
All zoning districts that allow
sport field activities and
stadiums excluding parks less
than 4 acres in size
Mechanical equipment
parapet wall
5 feet All zoning districts, other than
the FP, FR-1, FR-2, FR-3, and
Open Space Districts
17
LEGISLATIVE DRAFT
2. Applicability: This subsection applies to all signs located within the form based code 220
zoning districts. This subsection is intended to list all permitted signs in the zone. All 221
other regulations in this chapter shall apply. 222
B. Sign Type, Size Aand Height Standards: 223
1. A-Frame Sign: 224
225
Sign
Type
FB-
UN1
FB-
UN2
FB-
UN3
FB-
SC
FB-
SE
Specifications
A-
frame
sign
P P P P Quantity 1 per leasable space. Leasable spaces
on corners may have 2.
Width Maximum of 2 feet. Any portion of
the frame (the support structure) may
extend up to 6 inches in any direction
beyond the sign face.
Height Maximum of 3 feet. Any portion of
the frame (the support structure) may
extend up to 6 inches in any direction
beyond the sign face.
Placement On public sidewalk or private
property.
18
LEGISLATIVE DRAFT
Obstruction
free area
Minimum of 8 feet must be
maintained at all times for pedestrian
passage.
226
2. Awning Oor Canopy Sign: 227
228
Sign
Type
FB-
UN1
FB-
UN2
FB-
UN3
FB-
SC
FB-
SE Specifications
Awning
or
canopy
sign
P P P P P Quantity 1 per window or entrance.
Width Equal to the width of the window.
Projection
No maximum depth from building
facade, however design subject to
mitigation of rainfall and snowfall
runoff, conflict avoidance with tree
canopy, and issuance of encroachment
permits where required. The awning
or canopy can project a maximum of 2
feet into a special purpose corridor.
Clearance
Minimum of 10 feet of vertical
clearance.
19
LEGISLATIVE DRAFT
Letters
and
logos
Allowed on vertical portions of sign
only.
Location
permitted
Private property or a public street.
Signs can face a special purpose
corridor but must be located on
private property. All signs are subject
to the requirements of the revocable
permitting process.
229
5. Construction Sign: 230
231
Sign Type FB-
UN1
FB-
UN2
FB-
UN3
FB-
SC
FB-
SE
Specifications
Construction
sign (see
definition in
this
chapter)
P P P P P Quantity
1 per construction site.
Height Maximum of 8 feet. Maximum of
12 feet in FB-UN3.
Area Maximum of 64 square feet.
Location
permitted
Private property or a public street.
Signs can face the special purpose
corridor, but must be located on
private property.
232
6. Flat Sign: 233
20
LEGISLATIVE DRAFT
234
Sign
Type
FB-
UN1
FB-
UN2
FB-
UN3
FB-
SC
FB-
SE
Specifications
Flat
sign
P P P P Quantity 1 per leasable space. Leasable spaces on
corners may have 2.
Width Maximum of 90% of width of leasable
space. No maximum width in FB-UN3.
Height Maximum of 3 feet. No maximum height
in FB-UN3.
Area 11/2 square feet per linear foot of store
frontage.
Projection Maximum of 1 foot.
235
7. Flat Sign (building orientation): 236
237
Sign Type
FB-
UN1
FB-
UN2
FB-
UN3
FB-
SC
FB-
SE Specifications
Flat sign
(building
orientation)
P
Quantity 1 per building face.
Height May not extend above the roof line
or top of parapet wall.
21
LEGISLATIVE DRAFT
Area 11/2 square feet per linear foot of
building frontage.
238
6. Marquee Sign: 239
Sign
Type
FB-
UN1
FB-
UN2
FB-
UN3
FB-
SC
FB-
SE Specifications
Marquee
sign
P
Quantity 1 per building.
Width Maximum of 90% of width of
leasable space.
Height May not extend above the roof of
the building.
Area 11/2 square feet per linear foot of
building frontage.
Projection Maximum of 6 feet. May project
into right of way a maximum of 4
feet provided the sign is a
minimum of 12 feet above the
sidewalk grade.
240
7. Monument Sign: 241
Sign
Type
FB-
UN1
FB-
UN2
FB-
UN3
FB-
SC
FB-
SE Specifications
Monument
sign
P
Quantity 1 per building.
Setback 5 feet.
Height Maximum of 20 feet.
Area 1 square feet per linear foot of
building frontage.
242
58. Nameplate Sign: 243
22
LEGISLATIVE DRAFT
244
245
246
9. New Development Sign: 247
Sign Type
FB-
UN1
FB-
UN2
FB-
UN3
FB-
SC
FB-
SE Specifications
New
Development
sign
P
Quantity 1 per street frontage.
Setback 5 feet.
Height 12 feet.
Area 200 square feet.
248
610. Private Directional Sign: 249
250
Sign
Type
FB-
UN1
FB-
UN2
FB-
UN3
FB-
SC
FB-
SE Specifications
Nameplate
sign
P P P P P Quantity
1 per leasable space. Leasable spaces
on corners may have 2.
Area Maximum of 3 square feet.
23
LEGISLATIVE DRAFT
Sign Type
FB-
UN1
FB-
UN2
FB-
UN3
FB-
SC
FB-
SE Specifications
Private
directional
sign (see
definition
in this
chapter)
P P P P P Quantity No limit.
Height Maximum of 5 feet.
Area Maximum of 8 square feet.
Restriction
May not contain business name or
logo.
Location
permitted
Private property or public street.
Signs can face the special purpose
corridor but must be located on
private property. All signs are
subject to the requirements of the
revocable permitting process.
251
711. Projecting Sign: 252
253
254
Sign
Type
FB-
UN1
FB-
UN2
FB-
UN3
FB-
SC
FB-
SE
Specifications
Projecting
sign
P P P P Quantity 1 per leasable space. Leasable spaces
on corners may have 2.
24
LEGISLATIVE DRAFT
Clearance Minimum of 10 feet above
sidewalk/walkway.
Area 6 square feet per side, 12 square feet
total.
Projection Maximum of 4 feet from building
façade.
Location
permitted
Private property or public street. Signs
can face the special purpose corridor
but must be located on private
property. All signs are subject to the
requirements of the revocable
permitting process.
255
812. Projecting Parking Entry Sign: 256
Sign Type FB-
UN1
FB-
UN2
FB-
UN3
FB-
SC
FB-
SE
Specifications
Projecting
parking entry
sign (see
projecting
sign
graphic)
P P P Quantity 1 per parking entry.
Clearance Minimum of 10 feet above
sidewalk/walkway.
Height Maximum of 2 feet.
Area 4 square feet per side, 8 square
feet total.
Projection Maximum of 4 feet from
building facade for public and
private streets. Maximum of 2
feet within the special purpose
corridor.
Location
permitted
Private property or public street.
Signs can face the special
purpose corridor but must be
located on private property. All
signs are subject to the
requirements of the revocable
permitting process.
257
913. Public Safety Sign: 258
25
LEGISLATIVE DRAFT
Sign
Type
FB-
UN1
FB-
UN2
FB-
UN3
FB-
SC
FB-
SE Specifications
Public
safety
sign (see
definition
in this
chapter)
P P P P P Quantity No limit.
Height Maximum of 6 feet.
Area 8 square feet.
Projection Maximum of 1 foot.
Location
permitted
Private property or public street. Signs
can face the special purpose corridor
but must be located on private
property. All signs are subject to the
requirements of the revocable
permitting process.
259
104. Real Estate Sign: 260
261
262
Sign
Type
FB-
UN1
FB-
UN2
FB-
UN3
FB-
SC
FB-
SE Specifications
Real
estate
sign
P P P
P Quantity
1 per leasable space. Leasable spaces on
corners may have 2.
Height Maximum of 12 feet.
Area 32 square feet. 64 square feet in FB-UN3.
26
LEGISLATIVE DRAFT
Location
permitted
Private property or public street. Signs can
face the special purpose corridor but must
be located on private property. All signs
are subject to the requirements of the
revocable permitting process.
263
115. Window Sign: 264
265
266
Sign
Type
FB-
UN1
FB-
UN2
FB-
UN3
FB-
SC
FB-
SE Specifications
Window
sign
P P P P Quantity 1 per window.
Height Maximum of 3 feet.
Area Maximum of 25% of window area.
267
268
SECTION 6. Effective Date. This Ordinance shall become effective on the date of its 269
first publication. 270
271
27
LEGISLATIVE DRAFT
Passed by the City Council of Salt Lake City, Utah, this ______ day of ______________, 272
2023. 273
______________________________ 274
CHAIRPERSON 275
ATTEST AND COUNTERSIGN: 276
277
______________________________ 278
CITY RECORDER 279
280
Transmitted to Mayor on _______________________. 281
282
283
Mayor’s Action: _______Approved. _______Vetoed. 284
285
______________________________ 286
MAYOR 287
______________________________ 288
CITY RECORDER 289
(SEAL) 290
291
Bill No. ________ of 2023. 292
Published: ______________. 293
294
Ordinance adopting FB UN3 zoning (legislative) 295
APPROVED AS TO FORM
Salt Lake City Attorney’s Office
Date:___________________________
By: ____________________________
Katherine D. Pasker, Senior City Attorney
1
SALT LAKE CITY ORDINANCE
No. _____ of 2023
(An ordinance amending the zoning map to apply the FB-UN3 Form Based Urban Neighborhood
3 District to the “fleet block” property located between 800 South and 900 South Streets and 300
West and 400 West Streets)
An ordinance amending the zoning map to apply the FB-UN3 Form Based Urban
Neighborhood 3 Subdistrict to the “fleet block” property located between 800 South and 900
South Streets and 300 West and 400 West Streets pursuant to Petition No. PLNPCM2019-00277.
WHEREAS, the Salt Lake City Planning Commission (“Planning Commission”) held a
public hearing on December 11, 2019 to consider a petition by former Salt Lake City Mayor
Jacqueline Biskupski to amend various provisions of Title 21A of the Salt Lake City Code to
create the FB-UN3 Form Based Urban Neighborhood 3 Subdistrict, to establish regulations for
that subdistrict, and to apply the FB-UN3 Form Based Urban Neighborhood 3 Subdistrict to the
“fleet block” property located between 800 South and 900 South Streets and 300 West and 400
West Streets pursuant to Petition No. PLNPCM2019-00277); and
WHEREAS, at its December 11, 2019 meeting, the Planning Commission voted in favor
of transmitting 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. Amending the Zoning Map. The Salt Lake City zoning map, as adopted
by the Salt Lake City Code, relating to the fixing of boundaries and zoning districts, shall be and
hereby is amended to apply the FB-UN3 Form Based Urban Neighborhood 3 Subdistrict to the
2
“fleet block” property located between 800 South and 900 South Streets and 300 West and 400
West Streets (Tax ID Nos. 15-12-251-001-0000, 15-12-177-007-0000), and as more particularly
described on Exhibit “A” attached hereto.
SECTION 7. 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 ______________,
2023.
______________________________
CHAIRPERSON
ATTEST AND COUNTERSIGN:
______________________________
CITY RECORDER
Transmitted to Mayor on _______________________.
Mayor’s Action: _______Approved. _______Vetoed.
______________________________
MAYOR
______________________________
CITY RECORDER
(SEAL)
Bill No. ________ of 2023.
Published: ______________.
Ordinance adopting FB UN3 zoning map amendment
APPROVED AS TO FORM
Salt Lake City Attorney’s Office
Date:___________________________
By: ____________________________
Katherine D. Pasker, Senior City Attorney
March 23, 2023
3
EXHIBIT “A”
Legal Description and Map of Property Subject to Zoning Map Amendment:
All of Block 7, Plat A, Salt Lake City Survey
Parcel Tax ID Nos.
15-12-251-001-0000
15-12-177-007-0000