HomeMy WebLinkAboutTransmittal - 6/2/2023ERIN MENDENHALL
Mayor
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Lis (Jun 2, 2023 09:34 MDT)
DEPARTMENT of COMMUNITY
and NEIGHBORHOODS
Blake Thomas
Director
CITY COUNCIL TRANSMITTAL
Lisa Shaffer, Chief Administrative Officer
Date Received: 06/02/2023
Date sent to Council: 06/02/2023
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.echeverriakslcgov.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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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
facade 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 facade 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.
45 / 30%
67.5' / 45%Pro 373 /25%
est.
Residential
Other
' 150,
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 facade that at a minimum must be occupied by a lower activity "active
use, " such as residential or retail; and the remainder of the facade 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 fagade lengths.
Development scale is regulated in the FB-UN3 code with height limits (125' max.) and fagade
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 fagade
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' fagade 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 fagade length limit is not used.
This is in contrast to the City's commercial and mixed -use zones that generally use a fagade 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 fagade 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 fagade 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 fagade 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
SALT LAKE CITY ORDINANCE
No. of 2023
(An ordinance amending the text of Title 2 1 A of the Salt Lake City Code
to create the FB-UN3 Form Based Urban Neighborhood 3 Subdistrict)
An ordinance amending the text of Title 2 1 A 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 2 1 A 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 Heijzhts in the Downtown Plan Area Ordinance Adopted). That, if amendments
to Subsection 21A.27.030.0 of the Salt Lake City Code (Zoning: Form Based Districts: Building
Configuration and Design Standards) pursuant to Petition No. PLNPCM2022-00529 are not
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.27.030.0 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.27.030.0 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:
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.
N
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.
[Note to codifies• 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.
1. Row House Building Form Standards:
TABLE 21A.27.050.D.1
Building
Regulation for Building Form:
Regulation
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
Minimum 5'. Maximum 10', unless a greater setback is required due to existing utility
Corner Side
easements in which case the maximum setback shall be at the edge of the easement. May
Yard Setback
be modified through the design review process (Chapter 21A.59).
S
Interior Side
Minimum of 5' between row house building form and side property line, except when an
Yard
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
The required ground floor use space facing 900 South must be occupied by a live/work
Use on 900
space at least 25' in depth. Dimensions may be modified through the design review
South
process (Chapter 21A.59).
E
Entry Feature
Each dwelling unit must include an allowed entry feature. See Table 21A.27.03013 for
allowed entry features. Dwelling units adjacent to a street must include an entry feature
on street facing fagade. Pedestrian connections with minimum 5' width are required for
each required entry feature.
U
Upper Level
When adjacent to a lot in a zoning district with a maximum building height of 30' or
Step Back
less, the first full floor of the building above 30' shall step back 10' from the building
fagade 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
Each dwelling unit shall include a minimum open space area that is equal to at least 25%
Area
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
Multiple buildings may be built on a single lot provided all of the buildings have
Forms Per Lot
frontage on a street. All buildings shall comply with all applicable standards.
SO
Side/Interior
Dwelling units not located directly adjacent to a street are permitted, provided the
Orientation
building configuration standards for glass and ground floor transparency are complied
with on the fagade 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
Mid -block
If a midblock walkway is shown in an adopted city plan on the subject property, a
Walkway
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
See Section 21A.27.030 for other applicable building configuration and design
Standards
standards.
2. Multi -Family Residential, Storefront, and Vertical Mixed -Use Building Form
Standards:
TABLE 21A.27.050.D.2
Building
Regulation for Building Forms:
Regulation
Multi -family Residential/StorefrontNertical 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
Minimum ground floor height 14'.
Height
F
Front and
No minimum is required; however, doors are prohibited from opening into the public
Corner Side
right of way. Maximum 10' unless a greater setback is required due to existing utility
Yard Setback
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
Minimum of 50% of street facing facade shall be built within 5' of the front or corner
Build -To
side property line. May be modified through the design review process (Chapter
21A.59).
S
Interior Side
No minimum required, except when an interior side yard is adjacent to a zoning district
Yard
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
The required ground floor use space facing 900 South shall be limited to the following
Use on 900
uses: retail goods establishments, retail service establishments, public service portions of
South
businesses, restaurants, taverns/brewpubs, bar establishments, art galleries, theaters, or
performing art facilities.
E
Ground Floor
Ground floor dwelling units adjacent to a street must have an allowed entry feature. See
Dwelling
Table 21A.27.030B for allowed entry features. Pedestrian connections, as per Subsection
Entrances
21A.27.030.C.5, are required for each required entry feature.
U
Upper Level
When adjacent to a lot in a zoning district with a maximum building height of 30' or
Step Back
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
If a midblock walkway is shown in an adopted city plan on the subject property, a
Walkway
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
Multiple buildings may be built on a single lot provided all of the buildings have
Forms Per
frontage on a street. All buildings shall comply with all applicable standards.
Lot
OS
Open Space
A minimum of 20% of the required open space area shall include vegetation.
Vegetation
LB
Loading Bay
Maximum of one (1) loading bay on a front facade 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
See Section 21A.27.030 for other applicable building configuration and design
Standards
standards.
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
Parking
Applicability: Applies to all properties in the zone
Regulation
SP
Surface Parking
Surface parking shall be located behind or to the side of a principal building provided:
Location
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
Street facing parking garage entrance doors shall have a minimum 20' setback from the front
Entrances
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
Allowed behind or to the side of a principal building only, except where specifically allowed by
Service Areas
the applicable form based zoning subdistrict for the applicable building form. All service areas
shall be screened or located within the building.
EB
Existing
The reuse of existing buildings is exempt from the requirements of this table unless new
Buildings
parking area(s) are being added. New parking areas are subject to compliance with this section.
on
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
Streetscape
Applicability: Applies to all properties in the zone
Regulation
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.
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
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
Minimum 5'. Maximum 10', unless a greater setback is required due to existing utility
Corner Side
easements in which case the maximum setback shall be at the edge of the easement. May
Yard Setback
be modified through Design Review (Chapter 21A.59).
S
Interior Side
Minimum of 5' between row house building form and side property line, except when an
Yard
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,
7
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
The required ground floor use space facing 900 South must be occupied by a live/work
Use on 900
space at least 25' in depth. Dimensions may be modified through Design Review
South
(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 facade. Pedestrian connections, as per Subsection 21A.27.030.C.5, with
minimum 5' width are required for each required entry feature.
U
Upper Level
When adjacent to a lot in a zoning district with a maximum building height of 30' or
Stepback
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.
OS
Open Space
Each dwelling unit shall include a minimum open space area that is equal to at least 25%
Area
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
Multiple buildings may be built on a single lot provided all of the buildings have
Forms Per Lot
frontage on a street. All buildings shall comply with all applicable standards.
SO
Side/Interior
Dwelling units not located directly adjacent to a street are permitted, provided the design
Orientation
standards for glass are complied with on the facade 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
If a midblock walkway is shown in an adopted city plan on the subject property, a
Walkway
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
See Section 21A.27.030 and Chapter 21A.37 for other applicable building configuration
Standards
and design standards.
2. Multi -Family Residential, Storefront, and Vertical Mixed -Use Building Form
Standards:
TABLE 21A.27.050.D.2
Building
Regulation for Building Forms:
Regulation
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
Minimum ground floor height 14'.
Height
F
Front and
No minimum is required; however, doors are prohibited from opening into the public
Corner Side
right of way. Maximum 10' unless a greater setback is required due to existing utility
Yard Setback
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
Minimum of 50% of street facing facade shall be built within 5' of the front or corner
Build -To
side property line. May be modified through Design Review process (Chapter 21A.59).
S
Interior Side
No minimum required, except when an interior side yard is adjacent to a zoning district
Yard
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
The required ground floor use space facing 900 South shall be limited to the following
Use on 900
uses: retail goods establishments, retail service establishments, public service portions of
South
businesses, restaurants, taverns/brewpubs, bar establishments, art galleries, theaters, or
performing art facilities.
E
Ground Floor
Ground floor dwelling units adjacent to a street must have an allowed entry feature. See
Dwelling
Table 21A.27.030B for allowed entry features. Pedestrian connections, as per Subsection
Entrances
21A.27.030.C.5, are required to each required entry feature.
U
Upper Level
When adjacent to a lot in a zoning district with a maximum building height of 30' or
Stepback
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
If a midblock walkway is shown in an adopted city plan on the subject property, a
Walkway
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
Multiple buildings may be built on a single lot provided all of the buildings have
Forms Per
frontage on a street. All buildings shall comply with all applicable standards.
Lot
OS
Open Space
A minimum of 20% of the required open space area shall include vegetation.
Vegetation
LB
Loading Bay
Maximum of one (1) loading bay on a front fagade 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
See Section 21A.27.030 and Chapter 21A.37 for other applicable building configuration
Standards
and design standards.
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
Parking
Applicability: Applies to all properties in the zone
Regulation
SP
Surface Parking
Surface parking shall be located behind or to the side of a principal building provided:
Location
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
Street facing parking garage entrance doors shall have a minimum 20' setback from the front
Entrances
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
Allowed behind or to the side of a principal building only, except where specifically allowed by
Service Areas
the applicable form based zoning subdistrict for the applicable building form. All service areas
shall be screened or located within the building.
EB
Existing
The reuse of existing buildings is exempt from the requirements of this table unless new
Buildings
parking area(s) are being added. New parking areas are subject to compliance with this section.
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
Streetscape
Regulation
Applicability: Applies to all properties in the zone
ST
I Street Trees
Street trees are required and shall be provided as per Subsection 21A.48.060.D.
10
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.
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
Cs
Brewpub
P8
P8
Ps
Cs
Distillery
P5
Tavern
Ps
Tavern, 2,500 square feet or less in floor area
P8
P8
Ps
Cs
Winery
P5
Amphitheater, formal
P
Amphitheater, informal
P
Amusement park
P
Animal
Cremation service
P
11
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
pp
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
Da care
center, adult
P
P
P
P
center, child
P
P
P
P
nonregistered home daycare
P'
P1
P1
P1
P1
registered home daycare or preschool
P'
P'
P1
P'
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
12
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
Ps
ps
ps
ps
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 sace
P
P
P
P
P
Park
P
P
P
P
P
Parking, commercial
C
Parking facility, shared
P7
13
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
Ps
Ps
Ps
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
Ps
Ps
Ps
Ps
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
Sin painting/fabrication indoor
P
Social service mission
P
Solar array
Ps
Ps
Ps
ps
Storage, self
P6
Store, specialty
P
P
P
P
Studio, art
P
P
P
P
Studio, motion picture
P
Technology facility
Ps
Ps
Ps
Ps
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
14
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.36.020.0 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.36.020.0 of this subsection.
TABLE 21A.36.020.0
HEIGHT EXCEPTIONS
Extent Above Maximum Building
Height Allowed
Type
By the District
Applicable Districts
Chimney
As required by local, State or Federal
All zoning districts
regulations
Church steeples or spires
No limit
All zoning districts
Elevator/stairway tower or
16 feet
All Commercial,
bulkhead
Manufacturing, Downtown,
FB-UN2, FB-UN3,_R0, R-
MU, RMF-45, RMF-75, RP,
BP, I, UI, A, PL and PL-2
Districts
15
Extent Above Maximum Building
Height Allowed
Type
By the District
Applicable Districts
Flagpole
Maximum height of the zoning district
All zoning districts
in which the flagpole is located or 60
feet, whichever is less. Conditional use
approval is required for additional
height
Light poles for sport fields
Maximum height of the zoning district
All zoning districts that allow
such as ballparks, stadiums,
or 90 feet whichever is greater. Special
sport field activities and
soccer fields, golf driving
exception approval is required for any
stadiums excluding parks less
ranges, and similar uses'
further additional height or if the lights
than 4 acres in size
are located closer than 30 feet from
adjacent residential structures
Mechanical equipment
5 feet
All zoning districts, other than
parapet wall
the FP, FR-1, FR-2, FR-3, and
Open Space Districts
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:
16
Sign
FB-
FB-
FB-
FB-
FB-
Specifications
Type
UN1
UN2
UN3
SC
SE
A-
P
P
P
P
Quantity
1 per leasable space. Leasable spaces
frame
on corners may have 2.
sign
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
Minimum of 8 feet must be
free area
maintained at all times for pedestrian
passage.
2. Awning or Canopy Sign:
17
Sign
FB-
FB-
FB-
FB-
FB-
Type
UN1
UN2
UN3
SC
SE
Specifications
Awning
P
P
P
P
P
Quantity
1 per window or entrance.
or
canopy
Width
Equal to the width of the window.
Projection
No maximum depth from building
sign
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
Allowed on vertical portions of sign
and
only.
logos
Location
Private property or a public street.
permitted
Signs can face a special purpose
corridor but must be located on
MO.
private property. All signs are subject
to the requirements of the revocable
permitting process.
5. Construction Sign:
Sign Type
FB-
FB-
FB-
FB-
FB-
Specifications
UN1
UN2
UN3
SC
SE
Construction
P
P
P
P
P
Quantity
1 per construction site.
sign (see
definition in
this
chapter)
Height
Maximum of 8 feet. Maximum of
12 feet in FB-UN3.
Area
Maximum of 64 square feet.
Location
Private property or a public street.
permitted
Signs can face the special purpose
corridor, but must be located on
private property.
6. Flat Sign:
19
Sign
FB-
FB-
FB-
FB-
FB-
Specifications
Type
UN1
UN2
UN3
SC
SE
Flat
P
P
P
P
Quantity
1 per leasable space. Leasable spaces on
sign
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
0/2 square feet per linear foot of store
frontage.
Projection
Maximum of 1 foot.
7. Flat Sign (building orientation):
FB-
FB-
FB-
FB-
FB-
Sign Type
UN1
UN2
UN3
SC
SE
Specifications
Flat sign
P
Quantity
1 per building face.
(building
orientation)
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
FB-
FB-
FB-
FB-
FB-
Type
UNl
UN2
UN3
SC
SE
Specifications
Marquee
P
Quantity
1 per building.
sign
Width
Maximum of 90% of width of
leasable space.
Height
May not extend above the roof of
the building.
Area
0/2 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.
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
FB-
FB-
FB-
FB-
FB-
Type
UN1
UN2
UN3
SC
SE
Specifications
21
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.
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:
FB-
FB-
FB-
FB-
FB-
Sign Type
UN1
UN2
UN3
SC
SE
Specifications
Private
P
P
P
P
P
Quantity
No limit.
directional
sign (see
definition
Height
Maximum of 5 feet.
Area
Maximum of 8 square feet.
Restriction
May not contain business name or
in this
chapter)
logo.
Location
Private property or public street.
permitted
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:
22
Sign
FB-
FB-
FB-
FB-
FB-
Specifications
Type
UN1
UN2
UN3
SC
SE
Projecting
P
P
P
P
Quantity
1 per leasable space. Leasable spaces
sign
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
fagade.
Location
Private property or public street. Signs
permitted
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:
23
Sign Type
FB-
FB-
FB-
FB-
FB-
Specifications
UN1
UN2
UN3
SC
SE
Projecting
P
P
P
Quantity
1 per parking entry.
parking entry
Clearance
Minimum of 10 feet above
sign (see
projecting
sign
graphic)
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
Private property or public street.
permitted
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
FB-
FB-
FB-
FB-
FB-
Type
UN1
UN2
UN3
SC
SE
Specifications
Public
P
P
P
P
P
Quantity
No limit.
safety
sign (see
Height
Maximum of 6 feet.
Area
8 square feet.
definition
in this
chapter)
Projection
Maximum of 1 foot.
Location
Private property or public street. Signs
permitted
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:
24
Sign
FB-
FB-
FB-
FB-
FB-
Type
UNl
UN2
UN3
SC
SE
Specifications
Real
P
P
P
P
Quantity
1 per leasable space. Leasable spaces on
estate
corners may have 2.
sign
Height
Maximum of 12 feet.
Area
32 square feet. 64 square feet in FB-UN3.
Location
Private property or public street. Signs can
permitted
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:
25
Sign
Type
FB-
UNl
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.
ATTEST AND COUNTERSIGN:
CITY RECORDER
W
CHAIRPERSON
Transmitted to Mayor on
Mayor's Action: Approved. Vetoed.
CITY RECORDER
(SEAL)
Bill No. of 2023.
Published:
MAYOR
APPROVED AS TO FORM
Salt Lake City Attorney's Office
Date: April 19, 2023
By:
Katherine D. Pasker, Senior City Attorney
Ordinance adopting FB UN3 zoning (final) II II
27
LEGISLATIVE DRAFT
1 SALT LAKE CITY ORDINANCE
2 No. of 2023
3
4 (An ordinance amending the text of Title 2 1 A of the Salt Lake City Code
5 to create the FB-UN3 Form Based Urban Neighborhood 3 Subdistrict)
6
7 An ordinance amending the text of Title 2 1 A of the Salt Lake City Code to create the FB-
8 UN3 Form Based Urban Neighborhood 3 Subdistrict pursuant to Petition No. PLNPCM2019-
9 00277.
10 WHEREAS, the Salt Lake City Planning Commission held a public hearing on December
11 11, 2019 to consider a petition by former Salt Lake City Mayor Jacqueline Biskupski to amend
12 various provisions of Title 2 1 A of the Salt Lake City Code to create the FB-UN3 Form Based
13 Urban Neighborhood 3 Subdistrict, to establish regulations for that subdistrict, and to apply the
14 FB-UN3 Form Based Urban Neighborhood 3 Subdistrict to the "fleet block" property located
15 between 800 South and 900 South Streets and 300 West and 400 West Streets pursuant to
16 Petition No. PLNPCM2019-00277; and
17 WHEREAS, at its December 11, 2019 meeting, the planning commission voted in favor
18 of transmitting a positive recommendation to the Salt Lake City Council on said petition; and
19 WHEREAS, after a public hearing on this matter the city council has determined that
20 adopting this ordinance is in the city's best interests.
21 NOW, THEREFORE, be it ordained by the City Council of Salt Lake City, Utah:
22 SECTIONI. Amending the text of Salt Lake City Code Subsection 21A.27.030.C.
23 (Void if Building Heights in the Downtown Plan Area Ordinance Adopted). That, if amendments
24 to Subsection 21A.27.030.0 of the Salt Lake City Code (Zoning: Form Based Districts: Building
25 Configuration and Design Standards) pursuant to Petition No. PLNPCM2022-00529 are not
1
LEGISLATIVE DRAFT
26 adopted by the date of the City Council adopting this ordinance then that subsection shall be, and
27 hereby is amended as follows (if adopted then this Section 1 is void):
28 a. That the first paragraph of Subsection 21A.27.030.0 is amended to read as follows:
29 21A.27.030.C. Application Oof Building Configuration Standards: Building
30 configuration standards apply to all new buildings and additions when the new
31 construction related to the addition is greater than twenty five percent (25%) of the
32 footprint of the structure or one thousand (1,000) square feet, whichever is less. The
33 graphics included provide a visual representation of the standards as a guide and are
34 not meant to supersede the standards in the tables. This standard applies to all Eform-
35 -Bbased Zzoning Osubdistricts unless otherwise indicated. The standards in this
36 section may be modified through the design review process, subject to the
37 requirements of Chapter 21A.59 of this title. The requirements set forth in
38 Subsections C.8 "Open Space Area" and C.12 "Permitted Encroachments And Height
39 Exceptions" of this Subsection 21A.27.030.0 may not be modified through design
40 review.
41
42 b. That Subsection 21A.27.030.C.7 is amended to read as follows:
43 7. Building Materials: A minimum of seventy percent (70%) of any street facing
44 building facade shall be clad in high quality, durable, natural materials, such as
45 stone, brick, wood lap siding, patterned or textured concrete, fiber cement board
46 siding, shingled or panel sided, and glass. Material not specifically listed may be
47 approved at the discretion of the planning director if it is found that the proposed
48 material is of similar durabilityquality to the listed materials. If approved,
49 such material can count toward the seveM percent ,70%, requirement. Other
50 materials may count up to thirty percent (30%) of the street facing building
51 facade. Exterior insulation and finishing systems (EIFS) is permitted for trim
52 only.
53
54 c. That Subsection 21A.27.030.C.8 is amended to read as follows:
55
56
8. Open Space Area: A minimum of ten percent (10%) of the lot area shall be
57
provided for open space area, unless a different requirement is specified in the
58
gpplicable form based zoning subdistrict for the applicable buildingform. Open
59
space area may include landscaped yards, patio, dining areas, common balconies,
60
rooftop gardens, and other similar outdoor living spaces. Private balconies shall
61
not be counted toward the minimum open space area requirement. Required
62
parking lot landscaping or perimeter parking lot landscaping shall also not count
63
toward the minimum open space area requirement.
64
2
LEGISLATIVE DRAFT
65 SECTION 2. Amending the text of Salt Lake City Code Section 21A.27.050. That
66 Section 21A.27.050 of the Salt Lake City Code (Zoning: Form Based Subdistricts: FB-UNI and
67 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-UN13 AND 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 uUrban nNeighborhood 1 sSubdistrict: 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 uUrban nNeighborhood 2 sSubdistrict: 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.
3
LEGISLATIVE DRAFT
108 1. Row House Building Form Standards:
109
110 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
Minimum of 5' between row house building form and side property line, except when an
Yard
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
The required ground floor use space facing 900 South must be occupied by a live/work
Use on 900
South
Mace 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 facade. Pedestrian connections with minimum 5' width are required for
each required entry feature.
U
Upper Level
When adjacent to a lot in a zoning district with a maximum building height of 30' or
Step Back
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
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
Dwelling units not located directly adjacent to a street are permitted, provided the
Orientation
building configuration standards for glass and ground floor transparency are complied
with on the facade 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:
LEGISLATIVE DRAFT
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 cityplan 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.
111 2. Multi -Family Residential, Storefront, and Vertical Mixed -Use Building orm
112 Standards:
113
114 TABLE 21A.27.050.D.2
Building
Regulation
Reiulation 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
Minimum ground floor height 141.
Height
F
Front and
Corner Side
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 existingutility
Yard Setback
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
No minimum required, except when an interior side yard is adjacent to a zoning district
Yard
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
adiacent.
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
The required ground floor use space facing 900 South shall be limited to the following
Use on 900
South
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
Ground floor dwelling units adjacent to a street must have an allowed entry feature. See
Dwelling
Entrances
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.
LEGISLATIVE DRAFT
U
Upper Level
When adjacent to a lot in a zoning district with a maximum building height of 30' or
Step Back
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
A minimum of 20% of the required open space area shall include vegetation.
Vegetation
LB
Loading Bay
Maximum of one (1) loading bay on a front facade per street face, subject to all
dimensional requirements in Section 21A.44.070. Loading baery 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.
115
116 3. Parking Regulations: Specific parking standards applicable to the FB-UN3 subdistrict
117 are listed below in Table 21A.27.050.D.3 of this section. These are in addition to any
118 other applicable parking standards in Title 21A.
119
120 TABLE 21A.27.050.D.3
Parking
Regulation
Applicability: Applies to all properties in the zone
SP
Surface Parking
Surface parking shall be located behind or to the side of a principal building provided:
Location
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
Street facing parking garage entrance doors shall have a minimum 20' setback from the front
Entrances
property line and shall not exceed 50% of the first floor building width. idth. 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
Allowed behind or to the side of a principal building only, except where specifically allowed by
Service Areas
the applicable form based zoning subdistrict for the applicable building form. All service areas
shall be screened or located within the building.
EB
Existing
The reuse of existing buildings is exempt from the requirements of this table unless new
Buildings
parking area(s) are being added. New parking areas are subject to compliance with this section.
LEGISLATIVE DRAFT
121
122 4. Streetscape Regulations: Specific streetscape regulations applicable to the FB-UN3
123 subdistrict are listed below in Table 21A.27.050.D.4 of this section. These regulations
124 are in addition to any other applicable streetscape standards in Title 21A.
125
126 TABLE 21A.27.050.D.4
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.
127
128 5. Uses Not Associated with Building Form: Allowed uses that do not involve
129 construction of a building, such as parks and open space, are not required to comply
130 with any specific building form regulation.
131
132 c. [Note to codifrer: use this Section 2]A.27. 050.D. if Building Heights in the Downtown
133 Plan Area Ordinance is adopted as of the date of this ordinance pursuant to Petition No.
134 PLNPCM2022-00529] That Section 21A.27.050 is amended to adopt a new Subsection
135 21A.27.050.D:
136
137 21A.27.050.D. FB-UN3 Building Form Standards:
138 Building form standards for each allowed building form and other associated regulations
139 for the FB-UN3 subdistrict are listed in the below tables of this section.
140
141 1. Row House Building Form Standards:
142
143 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 Design Review (Chapter 21A.591
S
Interior Side
Minimum of 5' between row house building form and side property line, except when an
Yard
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,
7
LEGISLATIVE DRAFT
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
The required ground floor use space facing 900 South must be occupied by a live/work
Use on 900
South
space at least 25' in depth. Dimensions may be modified through Design Review
(Chapter 21A.591
E
Entry Feature
Each dwelling unit must include an allowed entry feature. See Table 21A.27.03013 for
allowed entry features. Dwelling units adjacent to a street must include an entry feature
on street facing facade. Pedestrian connections, as per Subsection 21A.27.030.C.5, with
minimum 5' width are required for each required entry feature.
U
Upper Level
When adjacent to a lot in a zoning district with a maximum building height of 30' or
Stepback
less, the first full floor of the building above 30' shall step back 10' from the building
fagade 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. I "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
Dwelling units not located directly adjacent to a street are permitted, provided the design
Orientation
standards for glass are complied with on the fagade 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.
144
145 2. Multi -Family Residential, Storefront, and Vertical Mixed -Use Building
146 Standards:
147
148 TABLE 21A.27.050.D.2
LEGISLATIVE DRAFT
Building
Regulation
Regulation for Building Forms:
Multi -family Residential/Storefront/Vertical Mixed Use
H
Height
Maximum height of 125'. All heights measured from established rg ade
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
Minimum ground floor height 14'.
Height
F
Front and
Corner Side
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
Yard Setback
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
No minimum required, except when an interior side yard is adjacent to a zoning district
Yard
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
sgparates a subject property from a different zoning district shall not be considered
Adiacent.
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
The required ground floor use space facing 900 South shall be limited to the following
Use on 900
South
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
Ground floor dwelling units adjacent to a street must have an allowed entry feature. See
Dwelling
Entrances
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
When adjacent to a lot in a zoning district with a maximum building height of 30' or
Stepback
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
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
A minimum of 20% of the required open space area shall include vegetation.
Ve etg ation
LEGISLATIVE DRAFT
LB
Loading Bay
Maximum of one (1) loading_bay on a front facade per street face, subject to all
dimensional requirements in Section 21A.44.070. Loading bay entry width limited to 14'
and must be screened bygarage 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.
150
151
152 3. Parking Regulations: Specific parking standards applicable to the FB-UN3 subdistrict
153 are listed below in Table 21A.27.050.D.3 of this section. These are in addition to any
154 other applicable parking standards in Title 21A.
155
156 TABLE 21A.27.050.D.3
157
158
159
160
161
162
Parking
Regulation
Applicability: Applies to all properties in the zone
SP
Surface Parking
Surface parking shall be located behind or to the side of a principal building provided:
Location
3. The parking is set back a minimum of 25' from the front or corner side grope 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
Street facing parking garage entrance doors shall have a minimum 20' setback from the front
Entrances
property line and shall not exceed 50% of the first floor buildingwOne-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
Allowed behind or to the side of a principal building only, except where specifically allowed by
Service Areas
the applicable form based zoning subdistrict for the applicable building form. All service areas
shall be screened or located within the building.
EB
Existing
The reuse of existing buildings is exempt from the requirements of this table unless new
Buildings
parking areas are being added. New parking areas are subject to compliance with this section.
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 reizulatic
are in addition to any other applicable streetscape standards in Title 21A.
TABLE 21A.27.050.D.4
Streetscape
Regulation
Applicability: Applies to all properties in the zone
ST
I Street Trees
Street trees are required and shall be provided as per Subsection 21A.48.060.D.
10
LEGISLATIVE DRAFT
163
164
165
166
167
168
169
170
171
172
173
174
175
176
177
178
179
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 prope , 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.
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 anspecific building form regulation.
SECTION 3. Amending the text of Salt Lake City Code Section 21A.33.080. That
Section 2IA. 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 Fform Bbased
Ccode Zzoning Odistrict.
Tama g= I Pefmitted
Le eg nd: P = Permitted I C = Conditional
Use
Permitted Uses By District
FB- FB- FB- FB- FB-
UN1 UN2 UN3 SC 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
0
Brewpub
P8
P8
P8
C8
Distillery
P5
Tavern
P8
Tavern, 2,500 square feet or less in floor area
P8
Pg
Pg
Ca
Winery
P5
Amphitheater, formal
P_
Amphitheater, informal
P
Amusement ark
P
11
LEGISLATIVE DRAFT
Animal
Cremation service
P
Kennel Indoor
P
Kennel Outdoor
C
Veterinary office
P
P
P
P
P
g
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 Cindoorl
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 ga.rden
P_
Brewea
P5
Brewely, small
P5
Bus line station/terminal
C
Car wash
C
Charily dinin 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/monaste1y
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:
Accessojy gpest and servants' quarters
P
Assisted living facilit lar e
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
12
LEGISLATIVE DRAFT
Group home (small) when l .eatea above or- below
fkst the
P
P
P
P
stoi=y o-€frce,retail, apse e c use, an
first .,here the ; l,.eatea a; ti
story unit of nt
&en4age—
Living quarters for caretaker or securi uard
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
EmergencyEpIgrgency 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
1 P
P
P
Home occupation
P2
P2
P2
P2
P2
Hos ital
P
Hotel/motel
P
P
P
House museum in landmark site
P
P
P_
P
P
Industrial assembly indoor
P
Intermodal transit assen er hub
P
Laboratory, medical related
Ps
ps
ps
ps
Library
P
P
P
P
Manufacturing, li ht indoor
P
Meetin 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
13
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 sace
P
P
P
P
P
Park
P
P
P
P
P
Parking,commercial
C
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
Ps
Ps
Ps
Ps
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
PP
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
Sin painting/fabrication indoor
P
Social service mission
P
Solar array
ps
Ps
Ps
Ps
Storage, self
P6
Store, specialty
P
P
P
P
Studio, art
P
P
P
P
Studio motion picture
P
Technology facility
Ps
Ps
Ps
Ps
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
14
LEGISLATIVE DRAFT
Utility, transmission wire, line, pipe, or pole
P
P
P
P
P
Vehicle
Automobile rental agency
P
Automobile re air ma'or
C
Automobile re air 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 (lLndoorl
P
180
181
Qualifying provisions:
182
1.
Subject to sSection 21A.36.130 of this title.
183
2.
Subject to sSection 21A.36.030 of this title.
184
3.
Must contain retail component for on -site food sales.
185
4.
Prohibited within 1/2 mile of a residential use if the facility produces hazardous or
186
radioactive waste as defined by the Utah Department of Environmental Quality
187
administrative rules.
188
5.
Consult the water use and/or consumption limitations of Subsection 21A.33.010.D.1.
189
6.
Only allowed on a ground floor when the use is located behind another permitted or
190
conditional use that occupies the required ground floor use space.
191
7.
Subject to parking location restrictions of Subsection 21A.27.050.D.3.
192
8. Subject to conformance with the provisions of section 21A.36.300, "Alcohol Related
193
Establishments", of this title.
194
195
SECTION 4. Amending the text of Salt Lake City Code Subsection 21A.36.020.C. That
196 Subsection 21A.36.020.0 of the Salt Lake City Code (Zoning: General Provisions: Conformance
197 With Lot and Bulk Controls: Height Exceptions) shall be, and hereby is amended to read and
199
200
201
202
203
appear as follows:
C. Height Exceptions: Exceptions to the maximum building height in all zoning districts are
allowed as indicated in tTable 21A.36.020.0 of this subsection.
TABLE 21A.36.020_C
HEIGHT EXCEPTIONS
Extent Above Maximum Building
Height Allowed
Type
By Tthe District
Applicable Districts
Chimney
As required by local, State or Federal
All zoning districts
regulations
15
LEGISLATIVE DRAFT
204
205
206
207
208
209
210
211
212
213
214
215
216
217
218
219
Extent Above Maximum Building
Height Allowed
Type
By Tthe District
Applicable Districts
Church steeples or spires
No limit
All zoning districts
Elevator/stairway tower or
16 feet
All Commercial,
bulkhead
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
All zoning districts
in which the flagpole is located or 60
feet, whichever is less. Conditional use
approval is required for additional
height
Light poles for sport fields
Maximum height of the zoning district
All zoning districts that allow
such as ballparks, stadiums,
or 90 feet whichever is greater. Special
sport field activities and
soccer fields, golf driving
exception approval is required for any
stadiums excluding parks less
ranges, and similar uses'
further additional height or if the lights
than 4 acres in size
are located closer than 30 feet from
adjacent residential structures
Mechanical equipment
5 feet
All zoning districts, other than
parapet wall
the FP, FR-1, FR-2, FR-3, and
Open Space Districts
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 DISTRICTS:
The following regulations shall apply to signs permitted in the form based code zoning
districts. Any sign not expressly permitted by these district regulations is prohibited.
A. Sign Regulations Ffor Tthe Form Based Code Districts:
1. Purpose: Sign regulations for the form based code zoning districts are intended to
provide appropriate signage oriented primarily to pedestrian and mass transit traffic.
16
LEGISLATIVE DRAFT
220 2. Applicability: This subsection applies to all signs located within the form based code
221 zoning districts. This subsection is intended to list all permitted signs in the zone. All
222 other regulations in this chapter shall apply.
223 B. Sign Type, Size Aand Height Standards:
224 1. A -Frame Sign:
225
Sign
FB-
FB-
FB-
FB-
FB-
Specifications
UN3
Type
UN1
UN2
SC
SE
A-
P
P
P
P
Quantity
1 per leasable space. Leasable spaces
frame
on corners may have 2_
sign
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_
17
LEGISLATIVE DRAFT
Obstruction
Minimum of 8 feet must be
free area
maintained at all times for pedestrian
passage_
226
227 2. Awning Oor Canopy Sign:
228
Sign
FB-
FB-
FB-
FB-
FB-
UN3
Type
UN1
UN2
SC
SE
Specifications
Awning
P
P
P
P
P
Quantity
1 per window or entrance.
or
canopy
Width
Equal to the width of the window_
Projection
No maximum depth from building
sign
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.
IV
LEGISLATIVE DRAFT
Letters
Allowed on vertical portions of sign
and
only.
logos
Location
Private property or a public street.
permitted
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
230 5. Construction Sign:
231
Sign Type
FB-
FB-
FB-
FB-
FB-
Specifications
UN3
UN1
UN2
SC
SE
Construction
P
P
P
P
P
Quantity
1 per construction site.
sign (see
definition in
this
chapter)
Height
Maximum of 8 feet. Maximum of
12 feet in FB-UN3.
Area
Maximum of 64 square feet_
Location
Private property or a public street.
permitted
Signs can face the special purpose
corridor, but must be located on
private property,
232
233 6. Flat Sign:
19
LEGISLATIVE DRAFT
234
Sign
Type
FB-
UN1
FB-
UN2
FB-
FB-
SC
FB-
SE
Specifications
UN3
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
236 7. Flat Sign (building orientation
237
Sign Type
FB-
FB-
FB-
FB-
FB-
Specifications
UN1
UN2
UN3
SC
SE
Flat sign
(building
orientation)
P
Quantily
1 per buildingface.
May not extend above the roof line
Height
or top of parapet wall.
911
LEGISLATIVE DRAFT
Area
11/2 square feet per linear foot of
buildin fg rontage.
238
239 6. Marquee Sign:
Sign
Type
FB-
FB-
FB-
UN3
FB-
FB-
Specifications
UN1
UN2
SC
SE
Marquee
P
Quantily
1 per building,
o
Maximum of 90 /o of width of
sign
Width
leasable space.
Height
May not extend above the roof of
the building.
Area
0/2 square feet per linear foot of
rontage.
buildingfrontage.
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.
mull
241 7. Monument Sign:
Sign
Type
FB-
FB-
FB-
FB-
FB-
Specifications
UN1
UN2
UN3
SC
SE
Monument
P
Quantity
leer building.
sin
Setback
5 feet.
Height
Maximum of 20 feet.
Area
1 square feet per linear foot of
buildingfrontage.
242
243 -58. Nameplate Sign:
21
LEGISLATIVE DRAFT
244
245
Sign
FB-
FB-
FB-
FB-
FB-
Type
UNl
UN2
UN3
SC
SE
Specifications
Nameplate
P
P
P
P
P
Quantity
1 per leasable space. Leasable spaces
sign
on corners may have 2.
Area
Maximum of 3 square feet.
246
247 9. New Development Sign:
Sign Type
FB-
UN1
FB-
UN2
FB-
UN3
FB-
SC
FB-
Specifications
SE
New
Development
P
Quantity
1 per street frontage.
Setback
5 feet.
sin
Hecht
12 feet.
Area
200 square feet.
W.
249 610. Private Directional Sign:
250
22
LEGISLATIVE DRAFT
FB-
FB-
FB-
FB-
FB-
UN3
Sign Type
UN1
UN2
SC
SE
Specifications
Private
P
P
P
P
P
Quantity
No limit_
directional
Height
Maximum of 5 feet_
sign (see
definition
Area
Maximum of 8 square feet.
Restriction
May not contain business name or
in this
chapter)
logo_
Location
Private property or public street.
permitted
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
252 -11. Projecting Sign:
253
254
zl ,
Sign
Type
FB-
UN1
FB-
UN2
FB-
FB-
SC
FB-
SE
Specifications
UN3
Projecting
sign
P
P
P
P
Quantity
1 per leasable space. Leasable spaces
on corners may have 2.
23
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
facade.
Location
Private property or public street. Signs
permitted
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
256 .912. Projecting Parking Entry Sign:
Sign Type
FB-
FB-
FB-
FB-
FB-
Specifications
UN3
UN1
UN2
SC
SE
Projecting
P_
P
P
Quantity
1 per parking entry.
parking entry
Clearance
Minimum of 10 feet above
sign (see
sidewalk/walkway.
projecting
sign
graphic)
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
Private property or public street.
permitted
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
258 913. Public Safety Sign:
24
LEGISLATIVE DRAFT
Sign
FB-
FB-
FB-
FB-
FB-
UN3
Type
UN1
UN2
SC
SE
Specifications
Public
P
P
P_
P
P
Quantity
No limit.
safety
sign (see
Height
Maximum of 6 feet.
Area
8 square feet.
definition
in this
chapter)
Projection
Maximum of 1 foot_
Location
Private property or public street. Signs
permitted
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
260 104. Real Estate Sign:
261
262
Sign
Type
FB-
UN1
FB-
UN2
FB-
FB-
SC
FB-
SE
Specifications
UN3
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.
25
LEGISLATIVE DRAFT
Location
Private property or public street. Signs can
permitted
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
264 1475. Window Sign:
265
266
Sign
Type
FB-
UNl
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
269 SECTION 6. Effective Date. This Ordinance shall become effective on the date of its
270 first publication.
271
we
LEGISLATIVE DRAFT
272 Passed by the City Council of Salt Lake City, Utah, this day of ,
273 2023.
274
275
276 ATTEST AND COUNTERSIGN:
277
278
279
CITY RECORDER
280
281
Transmitted to Mayor on _
282
283
284
Mayor's Action:
285
286
287
288
289
CITY RECORDER
290
(SEAL)
291
292
Bill No. of 2023.
293
Published:
294
295
Ordinance adopting FB UN3 zoning (legislative)
CHAIRPERSON
Approved. Vetoed.
MAYOR
27
APPROVED AS TO FORM
Salt Lake City Attorney's Office
Date:
By:
Katherine D. Pasker, Senior City Attorney
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 2 1 A 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
"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
2023.
ATTEST AND COUNTERSIGN:
CITY RECORDER
Transmitted to Mayor on
Mayor's Action
CITY RECORDER
(SEAL)
Bill No. of 2023.
Published:
CHAIRPERSON
Approved. Vetoed.
MAYOR
day of
APPROVED AS TO FORM
Salt Lake City Attorney's Office
Date: March 23, 2023
By:
Katherine D. Pa ker, Senior City Attorney
Ordinance adopting FB UN3 zoning map amendment II II
N
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
0 Property Rezoned to FB-UN3
0
00
N
0 1
AL 0
3