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Legislative Version Ordinance - 7/11/2023SALT LAKE CITY ORDINANCE 1 No. _____ of 2023 2 3 (Amending the zoning text of various sections of Title 21A of the Salt Lake City Code 4 pertaining to building heights in the Downtown Plan area) 5 6 An ordinance amending the text of various sections of Title 21A of the Salt Lake City 7 Code pertaining to building heights in the Downtown Plan area pursuant to Petition No. 8 PLNPCM2022-00529. 9 WHEREAS, on August 24, 2022, the Salt Lake City Planning Commission (“Planning 10 Commission”) held a public hearing on a petition submitted by Salt Lake City Mayor, Erin 11 Mendenhall--at the request of the Salt Lake City Council--to amend land use regulations 12 pertaining to building heights in the Downtown Plan area (Petition No. PLNPCM2022-00529); 13 and 14 WHEREAS, at its August 24, 2022 meeting, the planning commission voted in favor of 15 forwarding a positive recommendation to the Salt Lake City Council on said petition; and 16 WHEREAS, after a public hearing on this matter the city council has determined that 17 adopting this ordinance is in the city’s best interests. 18 NOW, THEREFORE, be it ordained by the City Council of Salt Lake City, Utah: 19 SECTION 1. Amending the Text of Section 21A.26.070. That Section 21A.26.070 of 20 the Salt Lake City Code (Zoning: Commercial Districts: CG General Commercial District), shall 21 be and hereby is amended to read as follows: 22 23 21A.26.070: CG GENERAL COMMERCIAL DISTRICT: 24 25 A. Purpose Statement: The purpose of the CG General Commercial District is to provide an 26 environment for a variety of commercial uses, some of which involve the outdoor 27 display/storage of merchandise or materials. This district provides economic development 28 opportunities through a mix of land uses, including retail sales and services, 29 entertainment, office, residential, heavy commercial and low intensities of manufacturing 30 2 LEGISLATIVE DRAFT and warehouse uses. This district is appropriate in locations where supported by 31 applicable master plans and along major arterials. Safe, convenient and inviting 32 connections that provide access to businesses from public sidewalks, bike paths and 33 streets are necessary. Access should follow a hierarchy that places the pedestrian first, 34 bicycle second and automobile third. The standards are intended to create a safe and 35 aesthetically pleasing commercial environment for all users. 36 37 B. Uses: Uses in the CG General Commercial District as specified in sSection 21A.33.030, 38 “Table Oof Permitted Aand Conditional Uses Ffor Commercial Districts”, of this title are 39 permitted subject to the general provisions set forth in sSection 21A.26.010 of this 40 chapter and this section. 41 42 C. Minimum Lot Size: 43 44 1. Minimum Lot Area: Ten thousand (10,000) square feet. 45 2. Minimum Lot Width: Sixty feet (60’). 46 3. Existing Lots: Lots legally existing prior to April 12, 1995, shall be considered legal 47 conforming lots. 48 49 D. Minimum Yard Requirements: 50 51 1. Front Yard: Ten feet (10’) Five feet. 52 2. Corner Side Yard: Ten feet (10’). 53 3. Interior Side Yard: None required. 54 4. Rear Yard: Ten feet (10’). 55 5. Buffer Yard: All lots abutting residential property shall conform to the buffer yard 56 requirements of cChapter 21A.48 of this title. 57 6. Accessory Buildings Aand Structures Iin Yards: Accessory buildings and structures 58 may be located in a required yard subject to sSection 21A.36.020, tTable 59 21A.36.020.B of this title. 60 61 E. Maximum Yard: The maximum yard requirement is 10’. 62 63 1. If provided, the yard must include one of the following elements: 64 65 a. Seating at a ratio of at least one bench for every 500 square feet of yard space; or 66 b. Landscaping that includes an increase of at least 25% in the total number of trees 67 required to be planted on the site; or 68 c. Awning or a similar form of weather protection that covers at least five feet in 69 width and length from all street-facing building entrances. 70 71 2. Regardless of the setback provided, doors shall be setback a minimum distance to 72 allow the door to operate without swinging into a right of way or midblock walkway. 73 3. All provided front or corner side yards must contain a tree every 30’. 74 3 LEGISLATIVE DRAFT 4. The planning director, in consultation with the transportation director, may modify 75 this requirement to accommodate a wider sidewalk if the adjacent public sidewalk is 76 less than 15’ wide and the resulting modification to the setback results in a more 77 efficient public sidewalk. The planning director may waive this requirement for any 78 addition, expansion, or intensification, which increases the floor area or parking 79 requirement by less than 50% if the planning director finds the following: 80 81 a. The architecture of the addition is compatible with the architecture of the original 82 structure or the surrounding architecture, or 83 b. The addition reduces the extent of the noncompliance of the existing building. 84 85 5. Exceptions to this subsection may be authorized through the design review process, 86 subject to the requirements of Chapter 21A.59 of this title. 87 88 F. E. Landscape Yard Requirements: A landscape yard of ten feet (10’) five feet shall be 89 required on all front or corner side yards, conforming to the requirements of sSection 90 21A.48.090 of this title. 91 G. F. Maximum Height: No building shall exceed sixty feet (60’) 75’ unless the property is 92 within the following boundary: from 400 South to 700 South from 300 West to I-15, 93 where buildings shall not exceed 150’. Additionally, Bbuildings higher taller than sixty 94 feet (60’) 75’ to a maximum of 105’ outside of the described boundary may be allowed in 95 accordance with the provisions of sSubsections F1 and F3 G.1 through G.3 of this 96 section. 97 98 Illustration of Regulation 21A.26.070.G Maximum Height 4 LEGISLATIVE DRAFT 1 No building shall exceed 75’ unless it is within the identified boundaries. 2 Buildings that are outside of the identified boundary higher than 75’ may be allowed in accordance with the provisions of Subsections G.1 through G.3 of this section. 99 1. Procedure For Modification: A modification to the height regulations, in this 100 sSubsection F G may be granted through the design review process in conformance 101 with the provisions of cChapter 21A.59 of this title. In evaluating an application 102 submitted pursuant to this section, the Pplanning Ccommission or in the case of an 103 administrative approval the Pplanning Ddirector or designee, shall find that the 104 increased height will result in improved site layout and amenities. 105 2. Outdoor Usable Space Landscaping: If additional floors are height is approved, the 106 site shall include outdoor usable space for the building occupants that is equal to at 107 least 10% of the gross floor area of the additional floors. The outdoor usable area 108 may be located within a wider park strip that extends further into the right of way 109 than the current park strip, in midblock walkways that include a public access 110 easement, in rooftop gardens, plazas, or in a provided yard that exceeds the minimum 111 yard requirement. The outdoor usable space shall include a minimum dimension of at 112 least 10’ by 10’. increased landscaping shall be provided over and above that which is 113 normally required for landscape yards, landscape buffer yards, and parking lot 114 perimeter and interior landscaping. The amount of increased landscaping shall be 115 equal to ten percent (10%) of the area of the additional floors. 116 5 LEGISLATIVE DRAFT 3. Maximum Additional Height for Properties Outside of Boundary Identified in 117 Subsection G: Additional height shall be limited to thirty feet (30’) subject to the 118 provisions in Subsection G.2 for a maximum height of 105’. 119 120 H. Midblock Walkways: As part of the city’s plan for the downtown area, it is intended that 121 midblock walkways be provided to facilitate pedestrian movement within the area. The 122 city has adopted the Downtown Plan that includes a midblock walkway map and 123 establishes a need for such walkways as the Downtown area grows. Because the districts 124 within the downtown area allow building heights that exceed those of other districts in 125 the city, the requirement for a midblock walkway is considered to be necessary to 126 alleviate pedestrian impacts on the public sidewalks by dispersing future use of the public 127 sidewalks. This requirement implements the city’s Downtown Plan and provides visual 128 relief from the additional height that is available in these zone districts when compared to 129 the remainder of the city. All buildings constructed after the effective date hereof within 130 the Downtown zoning districts shall conform to this officially adopted plan for midblock 131 walkways, in addition to the following standards: 132 133 1. Any new development shall provide a midblock walkway if a midblock walkway on 134 the subject property has been identified in a master plan that has been adopted by the 135 city. 136 2. The following standards apply to the midblock walkway: 137 138 a. The midblock walkway must be a minimum of 15’ wide and include a minimum 139 6’ wide unobstructed path. 140 b. The midblock walkway may be incorporated into the building provided it is open 141 to the public. A sign shall be posted indicating that the public may use the 142 walkway. 143 c. Building encroachments into the midblock walkway are permitted if they include 144 one or more of the following elements: 145 146 (1) Colonnades; 147 (2) Staircases; 148 (3) Balconies – All balconies must be located at the third story or above; 149 (4) Building overhangs and associated cantilever - These coverings may be 150 between 9’ and 14’ above the level of the sidewalk. They shall provide a 151 minimum depth of coverage of six feet and project no closer to the curb than 152 three feet; 153 (5) Skybridge – A single skybridge is permitted. All skybridges must be located 154 at the third, fourth, or fifth stories; and 155 (6) Other architectural element(s) not listed above that offers refuge from weather 156 and/or provide publicly accessible usable space. 157 158 Illustration of Regulation 21A.26.070.H Midblock Walkways 6 LEGISLATIVE DRAFT 1 The midblock walkway must be a minimum of 15’ wide and include a minimum 6’ wide unobstructed path. 159 I. Restrictions on Parking Lots and Structures: An excessive amount of at or above ground 160 parking lots and structures can negatively impact the urban design objectives of the 161 General Commercial (CG) District. To control such impacts, the following regulations 162 shall apply to parking facilities that are at or above ground: 163 164 1. Parking shall be located behind principal buildings or incorporated into the principal 165 building provided the parking is wrapped on street facing facades with a use allowed 166 in the zone other than parking. 167 2. Parking lots not wholly behind the principal building are limited to no more than two 168 double-loaded parking aisles (bays) adjacent to each other. The length of a parking lot 169 shall not exceed 10 stalls. 170 3. No special restrictions shall apply to belowground parking facilities. 171 4. Parking structures shall conform to the requirements set forth in Chapter 21A.37 of 172 this title. 173 5. All parking lot and structure landscaping must comply with the provisions set forth in 174 Chapter 21A.48 of this title. 175 176 177 SECTION 2. Amending the Text of Section 21A.27.020. That Section 21A.27.020 of 178 the Salt Lake City Code (Zoning: Form Based Districts: Building Types and Forms Established), 179 shall be and hereby is amended to read as follows: 180 7 LEGISLATIVE DRAFT 21A.27.020: BUILDING TYPES AND FORMS ESTABLISHED: 181 182 A. Building Types Aand Form Standards: 183 184 1. Encourage building forms that are compatible with the neighborhood and the future 185 vision for the neighborhood by acknowledging the current scale of the area and it’s 186 architectural and material elements. These elements within new development shall 187 compliment those of the existing buildings there will be different scaled buildings in 188 the area; 189 2. Arrange building heights and scale to provide appropriate transitions between 190 buildings of different scales and adjacent areas, especially between different 191 subdistricts; 192 3. Guide building orientation through setbacks and other requirements to create a 193 consistent street edge, enhance walkability by addressing the relationship between 194 public and private spaces, and ensure architectural design will contribute to the 195 character of the neighborhood; 196 4. Use building form, placement, and orientation to identify the private, semiprivate, and 197 public spaces; 198 5. Minimize the visual impact of parking areas; and 199 6. Minimize conflicts between pedestrians, bicyclists, and vehicles. 200 201 B. Building Types Aand Forms: 202 203 1. Description: The permitted building forms are described in this subsection. Each 204 building form includes a general description and definition, as well as images of what 205 the building form may look like. Building form images are for informational purposes 206 only and not intended to demonstrate exactly what shall be built. The description and 207 images should be used to classify existing and proposed buildings in order to 208 determine what development regulations apply. The drawings are not to scale. They 209 should not be used to dictate a specific architectural style as both traditional and 210 contemporary styles can be used. 211 212 a. Urban House: A residential structure with the approximate scale of a single 213 dwelling unit, as viewed from the street, but may contain up to two dwelling 214 units. The structure has a single entry facing the street, a front porch or stoop, and 215 a small front yard. Second units may be arranged vertically (up and down) or 216 horizontally (front and back), but the entry to the second unit is from the side, 217 rear, or interior of structure. A third unit may also be located along an alley as a 218 stand alone unit or as a dwelling unit located in an accessory building. All units 219 are on a single lot. 220 221 222 8 LEGISLATIVE DRAFT 223 224 225 226 9 LEGISLATIVE DRAFT 227 b. Two-Family Dwelling: A residential structure that contains two (2) dwelling units 228 in a single building. The units may be arranged side by side, up and down, or 229 front and back. Each unit has its own separate entry directly to the outside. 230 Dwellings may be located on separate lots or grouped on one lot. A third unit may 231 also be located along an alley as a stand alone unit or as a dwelling unit located in 232 an accessory building, but may not be located on a separate lot. 233 234 235 10 LEGISLATIVE DRAFT 236 237 238 239 c. Cottage Development: A unified development that contains two (2) or more 240 detached dwelling units with each unit appearing to be a small single-family 241 11 LEGISLATIVE DRAFT dwelling with a common green or open space area. Dwellings may be located on 242 separate lots or grouped on one lot. 243 d. Additional Development Standards Ffor Cottage Building Forms: 244 245 (1) Setbacks Between Individual Cottages: All cottages shall have a minimum 246 setback of eight feet (8’) from another cottage. 247 (2) Footprint: No cottage shall have a footprint in excess of eight hundred fifty 248 (850) square feet. 249 (3) Building Entrance: All building entrances shall face a public street or a 250 common open space area. 251 (4) Open Space Area: A minimum of two hundred fifty (250) square feet of 252 common, open space area is required per cottage up to a maximum of one 253 thousand (1,000) square feet. At least fifty percent (50%) of the open space 254 area shall be contiguous and include landscaping, walkways or other 255 amenities intended to serve the residents of the development. 256 257 258 12 LEGISLATIVE DRAFT 259 260 261 e. Row House: A series of attached single-family dwellings that share at least one 262 common wall with an adjacent dwelling unit. A row house contains a minimum of 263 three (3) residential dwelling units. Each unit may be on its own lot. If possible, 264 off street parking is accessed from an alley. 265 13 LEGISLATIVE DRAFT 266 267 14 LEGISLATIVE DRAFT 268 269 270 271 272 f. Multi-Family Residential: A multi-family residential structure containing three (3) 273 or more dwelling units that may be arranged in a number of configurations. 274 15 LEGISLATIVE DRAFT 275 276 16 LEGISLATIVE DRAFT 277 278 279 g. Storefront: A commercial structure that may have multiple stories and contain a 280 variety of commercial uses that are allowed in the district that permits this 281 building type. All buildings, regardless of the specific use, have a ground floor 282 that looks like a storefront. 283 17 LEGISLATIVE DRAFT 284 285 286 287 18 LEGISLATIVE DRAFT 288 289 h. Vertical Mixed Use: A multi-story building that contains a mix of commercial 290 and/or office with residential uses. 291 292 293 294 295 19 LEGISLATIVE DRAFT 296 297 20 LEGISLATIVE DRAFT 298 299 C. Building Form Standards: 300 301 1. The provisions of this section shall apply to all properties located within the Form 302 Based Districts as indicated on the maps in each Form Based District. 303 2. Building form and street type standards apply to all new buildings and additions when 304 the new construction related to the addition is greater than twenty five percent (25%) 305 of the footprint of the structure or one thousand (1,000) square feet, whichever is less. 306 Refer to sSection 21A.27.030 of this chapter on the building configuration standards 307 for more information on how to comply with the standards. The graphics included 308 provide a visual representation of the standards as a guide and are not meant to 309 supersede the standards in the tables. Only building forms identified in the table are 310 permitted. 311 312 313 SECTION 3. Amending the Text of Section 21A.27.030. That Section 21A.27.030 of 314 the Salt Lake City Code (Zoning: Form Based Districts: Building Configuration and Design 315 Standards), shall be and hereby is amended to read as follows: 316 21A.27.030: BUILDING CONFIGURATION AND DESIGN STANDARDS: 317 318 A. Specific Intent Oof Configuration Aand Design Standards: 319 320 1. Design Related Standards: The design related standards are intended to do the 321 following: 322 21 LEGISLATIVE DRAFT 323 a. Implement applicable master plans; 324 b. Continue the existing physical character of residential streets while allowing an 325 increase in building scale along arterials and near transit stations; 326 c. Focus development and future growth in the Ccity along arterials and near transit 327 stations; 328 d. Arrange buildings so they are oriented toward the street in a manner that promotes 329 pedestrian activity, safety, and community; 330 e. Provide human scaled buildings that emphasize design and placement of the main 331 entrance/exit on street facing facades; 332 f. Provide connections to transit through public walkways; 333 g. Provide areas for appropriate land uses that encourage use of public transit and 334 are compatible with the neighborhood; 335 h. Promote pedestrian and bicycle amenities near transit facilities to maximize 336 alternative forms of transportation; and 337 i. Rehabilitate and reuse existing residential structures in the Form Based Zoning 338 Districts when possible to efficiently use infrastructure and natural resources, and 339 preserve neighborhood character. 340 341 342 B. Building Configuration Standards Defined: The building configuration standards are 343 defined in this section. The defined standards in this section are intended to identify how 344 to comply with the building configuration standards tables located in this chapter. 345 Building Entry: Refer to the building entrance standards in Subsection 21A.37.050.D of 346 this title. 347 348 1. Entry Feature: The following building entries are permitted as indicated: 349 350 C. Application Of Building Configuration Standards: Building configuration standards apply 351 to all new buildings and additions when the new construction related to the addition is 352 greater than twenty five percent (25%) of the footprint of the structure or one thousand 353 (1,000) square feet, whichever is less. The graphics included provide a visual 354 representation of the standards as a guide and are not meant to supersede the standards in 355 the tables. This standard applies to all Form Based Zoning Districts unless otherwise 356 indicated. 357 358 1. Building Entry: A minimum of one main entry with an entry feature facing a public 359 street or walkway, excluding alleys, is required. The main entry is the primary 360 pedestrian entrance into a building. Two-family dwelling buildings shall have a 361 minimum of one main entry with porch or stoop for at least one of the dwelling units 362 facing a street. The main entry for the second dwelling unit may face the street or side 363 22 LEGISLATIVE DRAFT yard, but must also have a porch or stoop entrance. Where required, the building entry 364 must be one of the following: 365 366 a. Front entrance: Door on the same plane as street facing facade; 367 b. Recessed entrance: Inset behind the plane of the building no more than ten feet 368 (10’). If inset, then the side walls of the inset must be lined with clear glass. Opaque, 369 smoked, or darkened glass is not permitted; or 370 c. Corner entrance: Entry that is angled or an inside corner located at the corner of 371 two (2) intersecting streets. 372 d. Number: Every building shall have at least one entry for every seventy five feet 373 (75’) of building facade along a public or private street, alley or greenway. 374 375 2. Encroachments: A permitted entry feature may encroach into a required yard 376 provided no portion of the porch is closer than five feet (5’) to the front property line. 377 3. Entry Feature: The following building entries are permitted as indicated: 378 379 TABLE 21A.27.030.B 380 ENTRY FEATURE STANDARDS 381 382 Entry Feature Permitted Based Oon Building Form Type Urban House Cottage Development Two- Family Dwelling Row House Multi- Family Storefront Vertical Mixed Use Porch and fence: A planted front yard where the street facing building facade is set back from the front property line with an attached porch that is permitted to encroach into the required yard. The porch shall be a minimum of 6’ in depth. The front yard may include a fence P P P P P P 23 LEGISLATIVE DRAFT no taller than 3’ in height 383 Reference Illustration - Porch Aand Fence 384 385 386 387 388 Entry Feature Permitted Based Oon Building Form Type Urban House Cottage Development Two- Family Dwelling Row House Multi- Family Storefront Vertical Mixed Use Terrace or lightwell: An entry feature where the street facing facade is set back from the front property line by an elevated terrace or sunken lightwell. May include a canopy or roof P P P P P P P 389 Reference Illustration - Terrace Oor Lightwell 390 24 LEGISLATIVE DRAFT 391 392 393 394 395 Entry Feature Permitted Based Oon Building Form Type Urban House Cottage Development Two- Family Dwelling Row House Multi- Family Storefront Vertical Mixed Use Forecourt: An entry feature wherein a portion of the street facing facade is close to the property line and the central portion is set back. The court created must be landscaped, contain outdoor plazas, outdoor dining areas, private yards, or other similar features that encourage use and seating P P P P P P P 396 Reference Illustration - Forecourt 397 25 LEGISLATIVE DRAFT 398 399 400 Entry Feature Permitted Based Oon Building Form Type Urban House Cottage Development Two- Family Dwelling Row House Multi- Family Storefront Vertical Mixed Use Stoop: An entry feature wherein the street facing facade is close to the front property line and the first story is elevated from the sidewalk sufficiently to secure privacy for the windows. The entrance contains an exterior stair and landing that is either parallel or perpendicular to the street. Recommended for ground floor residential uses P P P P P P P 401 Reference Illustration - Stoop 402 26 LEGISLATIVE DRAFT 403 404 405 406 Entry Feature Permitted Based Oon Building Form Type Urban House Cottage Development Two- Family Dwelling Row House Multi- Family Storefront Vertical Mixed Use Shopfront: An entry feature where the street facing facade is close to the property line and building entrance is at sidewalk grade. Building entry is covered with an awning, canopy, or is recessed from the front building facade, which defines the entry and provides protection for customers P P P P 407 Reference Illustration - Shopfront 408 27 LEGISLATIVE DRAFT 409 410 411 412 Entry Feature Permitted Based Oon Building Form Type Urban House Cottage Development Two- Family Dwelling Row House Multi- Family Storefront Vertical Mixed Use Gallery: A building entry where the ground floor is no more than 10’ from the front property line and the upper levels or roofline cantilevers from the ground floor facade up to the front property line P P P 413 Reference Illustration - Gallery 414 28 LEGISLATIVE DRAFT 415 416 4. Additional Design Standards Required For The Form Based Districts (These 417 Standards Do Not Apply To The FB-UN1 Zoning District): 418 419 a. Facade Length: The maximum length of any building facade facing a street is two 420 hundred feet (200’). 421 b. Stepback Requirement: Floors rising above thirty feet (30’) in height shall be 422 stepped back fifteen (15) horizontal feet from the building foundation at grade for 423 building elevations that are adjacent to a public street, public trail, or public open 424 space. This stepback does not apply to buildings that have balconies on floors 425 rising above thirty feet (30’) in height. 426 c. Glass: For all floors or levels above the ground floor, a minimum of fifteen 427 percent (15%) of all street facing facades must be glass. 428 d. Second Floor Balconies And Patios: Commercial uses or businesses that face a 429 greenway corridor may have a second floor balcony or patio. Rooftops can be 430 used as patios and shall comply with all applicable zoning standards. 431 e. Ground Floor Uses: On the ground floor, a permitted use other than parking shall 432 occupy at least seventy five percent (75%) of the width of any street-facing 433 building facade. All portions of such ground floor spaces shall extend a minimum 434 of twenty five feet (25’) into the structure of all building forms with the exception 435 of row houses, two-family dwellings, and cottage developments, which shall 436 extend a minimum of ten feet (10’). Parking may be located behind these spaces. 437 f. Design Standards For Parking Structures: The following standards shall apply to 438 parking structures whether stand alone or incorporated into a building: 439 440 (1) Parking structures shall have an external skin designed to improve visual 441 character when adjacent to a public street or other public space. Examples 442 include heavy-gauge metal screen, precast concrete panels; live green or 443 landscaped walls, laminated or safety glass, decorative photovoltaic panels or 444 match the building materials and character of the principal use. The Planning 445 29 LEGISLATIVE DRAFT Director may approve other decorative materials not listed if the materials are 446 in keeping with the decorative nature of the parking structure. 447 (2) The architectural design of the facades should express the internal function of 448 the structure. Facade elements shall align to parking levels and there shall be 449 no sloped surfaces visible from a public street, public trail, or public open 450 space. 451 (3) Internal circulation must be designed such that parking surfaces are level (or 452 without any slopes) along all primary facades. All ramping between levels 453 need to be placed along the secondary facade or to the center of the structure. 454 Parking structures shall be designed to conceal the view of all parked cars and 455 drive ramps from public spaces. 456 (4) Elevator and stairs shall be highlighted architecturally so visitors, internally 457 and externally, can easily access these entry points. 458 (5) Signage and way-finding shall be integrated with the architecture of the 459 parking structure and be architecturally compatible with the design. Public 460 parking structure entrances shall be clearly signed from public streets. 461 (6) Interior garage lighting shall not produce glaring sources towards adjacent 462 properties while providing safe and adequate lighting levels. The use of sensor 463 dimmable LEDs and white- stained ceilings are a good strategy to control 464 light levels on site while improving energy efficiency. 465 (7) Where a driveway crosses a public sidewalk, the driveway shall be a different 466 color, texture, or paving material than the sidewalk to warn drivers of the 467 possibility of pedestrians in the area. 468 (8) The street level facing facades of all parking structures shall be wrapped along 469 all street frontages with habitable space that is occupied by a use that is 470 allowed in the zone as a permitted or conditional use. 471 (9) Parking structures shall be designed to minimize vehicle noise and odors on 472 the public realm. Venting and fan locations shall not be located next to public 473 spaces and shall be located as far as possible from adjacent residential land 474 uses. 475 476 5. Pedestrian Connections: Where required, the following pedestrian connection 477 standards apply: 478 479 a. The connection shall provide direct access from any building entry to the public 480 sidewalk or walkway. 481 b. The connection shall comply with the Americans With Disabilities Act (ADA) 482 standards for accessibility. 483 c. The connection shall be fully paved and have a minimum width of four feet (4’). 484 d. The connection shall be separated from vehicle drive approaches and drive lanes 485 by a change in grade and a wheel stop if the walkway is less than eight feet (8’) 486 wide. 487 30 LEGISLATIVE DRAFT e. Pedestrian connections that lead directly from the sidewalk to the primary 488 building entrance may contain wing walls, no taller than two feet (2’) in height for 489 seating, landscaping, etc. 490 491 6. Ground Floor Transparency: Where required, the ground floor transparency standards 492 apply: 493 494 a. Minimum of sixty percent (60%) of street facing facade, located between two feet 495 (2’) and eight feet (8’) above the grade of the sidewalk, shall be transparent glass. 496 This may be reduced to twenty percent (20%) if the ground floor is within one of 497 the following building types: urban house, two-family, cottage, and row house. 498 b. There must be visual clearance behind the glass for a minimum of six feet (6’). 499 Three-dimensional display windows at least six feet (6’) deep are permitted and 500 may be counted toward the sixty percent (60%) glass requirement. 501 c. Ground floor windows of commercial uses shall be kept clear at night, free from 502 any window covering, with internal illumination. When ground floor glass 503 conflicts with the internal function of the building, other means shall be used to 504 activate the sidewalk, such as display windows, public art, architectural 505 ornamentation or detailing or other similar treatment. 506 d. The first floor elevation facing a street of all new buildings, or buildings in which 507 the property owner is modifying the size of windows on the front facade, shall 508 comply with these standards. 509 510 7. Building Materials: A minimum of seventy percent (70%) of any street facing 511 building facade shall be clad in high quality, durable, natural materials, such as stone, 512 brick, wood lap siding, fiber cement board siding, shingled or panel sided, and glass. 513 Other materials may count up to thirty percent (30%) of the street facing building 514 facade. Exterior insulation and finishing systems (EIFS) is permitted for trim only. 515 516 8C. Additional Design Standards Required for Form Based Districts: 517 518 1. Open Space Area: A minimum of ten percent (10%) of the lot area shall be provided 519 for open space area, unless a different requirement is specified in the building form 520 regulation. Individual districts may require additional open space area requirements. 521 Open space area may include landscaped yards, patio, dining areas, common 522 balconies, rooftop gardens, and other similar outdoor living spaces. Private balconies 523 shall not be counted toward the minimum open space area requirement. Required 524 parking lot landscaping or perimeter parking lot landscaping shall also not count 525 toward the minimum open space area requirement. 526 527 a. At least one open space area shall include a minimum dimension of at least 15’ by 528 15’. 529 31 LEGISLATIVE DRAFT b. Open space areas that are greater than 500 square feet must contain at least one 530 useable element, accessible to all building occupants, from the following list. 531 532 i. A bench for every 250 square feet of open space area; 533 ii. A table for outdoor eating for every 500 square feet of open space area; 534 iii. An outdoor amenity. This is defined as an amenity that intends to provide 535 outdoor recreation and leisure opportunities including, but not limited to, 536 walking paths, playgrounds, seating areas, gardens, sport court or similar 537 amenity intended to promote outdoor activity; 538 iv. Trees with a minimum spread of 20’ at mature height to shade a minimum of 539 33% of the open space area; and/or 540 v. landscaping that equals at least 33% of the landscaped area. 541 542 9. Building Fenestration: No building wall that faces onto a street shall exceed more 543 than thirty feet (30’) in length without being interrupted by windows, doors, or 544 change of building wall plane that results in an offset of at least twelve inches (12”). 545 546 210. Residential Balconies: All street facing residential units above the ground floor 547 or level shall contain a usable balcony facing the street that is a minimum of four feet 548 (4’) in depth. Balconies may overhang any required yard. 549 311. Design Standards Alternatives: 550 551 a. Alternatives Tto Required Build-To Line: Where a “required build-to” standard 552 applies, the following alternatives may count toward the minimum build-to 553 requirement as indicated: 554 555 32 LEGISLATIVE DRAFT (1) Landscaping Walls: Landscaping walls between twenty four inches (24”) and 556 forty two inches (42”) high may count up to twenty five percent (25%) toward 557 the minimum requirement provided the following: 558 559 (A) The wall incorporates seating areas. 560 (B) The wall is constructed of masonry, concrete, stone or ornamental metal. 561 (C) The wall maintains clear view sightlines where sidewalks and pedestrian 562 connections intersect vehicle drive aisles or streets. 563 564 (2) Pergolas Aand Trellises: Pergolas and trellises may count up to twenty five 565 percent (25%) toward the minimum build-to requirement provided the 566 following: 567 568 (A) The structure is at least forty eight inches (48”) deep as measured 569 perpendicular to the property line. 570 (B) A vertical clearance of at least eight feet (8’) is maintained above the 571 walking path of pedestrians. 572 (C) Vertical supports are constructed of wood, stone, concrete or metal with a 573 minimum of six inches by six inches (6” x 6”) or a radius of at least four 574 inches (4”). 575 (D) The structure maintains clear view sightlines where sidewalks and 576 pedestrian connections intersect vehicle drive aisles or streets. 577 578 (3) Arcades: Arcades may count up to one hundred percent (100%) toward the 579 minimum requirement provided the following: 580 581 (A) The arcade extends no more than two (2) stories in height. 582 (B) No portion of the arcade structure encroaches onto public property. 583 (C) The arcade maintains a minimum pedestrian walkway of five feet (5’). 584 (D) The interior wall of the arcade complies with the building configuration 585 standards. 586 587 (4) Plazas Aand Outdoor Dining: Plazas and outdoor dining areas may count up 588 to fifty percent (50%) toward the minimum requirement, and have a maximum 589 front setback of up to fifteen feet (15’) provided the following: 590 591 (A) The plaza or outdoor dining is between the property line adjacent to the 592 street and the street facing building facade. 593 (B) Shall be within two feet (2’) of grade with the public sidewalk. 594 (C) The building entry shall be clearly visible through the courtyard or plaza. 595 33 LEGISLATIVE DRAFT (D) The building facades along the courtyard or plaza shall comply with the 596 ground floor transparency requirement. 597 598 b. Alternatives Tto Ground Floor Transparency Requirement: The planning director 599 may modify the ground floor transparency requirement in the following instances: 600 601 (1) The requirement would negatively impact the historical character of a building 602 within the H hHistoric pPreservation oOverlay dDistrict; or 603 (2) The requirement conflicts with the structural integrity of the building and the 604 structure would comply with the standard to the extent possible. 605 606 124. Permitted Encroachments Aand Height Exceptions: Obstructions and height 607 exceptions are permitted as listed in this section or in sSection 21A.36.020 of this title 608 or as indicated in this subsection. 609 610 a. Canopies: Canopies covering the primary entrance or entrances to a structure may 611 extend into the right of way provided all city processes and requirements for right 612 of way encroachments are complied with. No commercial signs are allowed on 613 entrance canopies if the canopy encroaches into the public right of way. and may 614 encroach into a required yard as indicated in this section or into a public right of 615 way with an approved encroachment agreement with the City 616 b. Building Height: In order to promote a varied skyline and other roof shapes in the 617 area, structures with a sloped roof may exceed the maximum building height in 618 the form based districts by five feet (5’) provided: 619 620 (1) The additional height does not include additional living space. Vaulted 621 ceilings, storage spaces, and utility spaces are permitted. 622 (2) The slope of the roof is a minimum of a twelve-four (12:4) pitch or a quarter 623 barrel shape. 624 625 626 34 LEGISLATIVE DRAFT 627 628 629 b. Roof Top Gardens: Building height encroachments for rooftop uses are permitted 630 to encroach up to 6 feet to accommodate rooftop gardens and/or outdoor living 631 space provided: 632 633 (1) The rooftop garden includes vegetation that covers a minimum of 15% of the 634 outdoor living space on the roof. The vegetation coverage shall be calculated 635 by utilizing the spread of any trees, shrubs, or ground cover at maturity. 636 (2) If the rooftop is used for non-residential land uses allowed in the zone and 637 located adjacent to the FB-UN1 Form Based Urban Neighborhood District, 638 single-family district, or two-family district, a six foot wall shall be installed 639 along the entire length of the outdoor space facing such zones. 640 641 5. Pedestrian Connections: Where required, the following pedestrian connection 642 standards apply: 643 644 35 LEGISLATIVE DRAFT a. The connection shall provide direct access from any building entry to the public 645 sidewalk or walkway. 646 b. The connection shall comply with the Americans With Disabilities Act (ADA) 647 standards for accessibility. 648 c. The connection shall be fully paved and have a minimum width of four feet (4’). 649 d. The connection shall be separated from vehicle drive approaches and drive lanes 650 by a change in grade and a wheel stop if the walkway is less than eight feet (8’) 651 wide. 652 e. Pedestrian connections that lead directly from the sidewalk to the primary 653 building entrance may contain wing walls, no taller than two feet (2’) in height for 654 seating, landscaping, etc. 655 656 D. Other Applicable Development Standards: All uses in the form based districts shall 657 comply with the standards set in Part IV, Regulations of General Applicability, of this 658 title, including the appliable standards in the following chapters: 659 660 1. 21A.33 Land Use Tables 661 2. 21A.36 General Provisions 662 3. 21A.37 Design Standards 663 4. 21A.38 Nonconforming Uses and Noncomplying Structures 664 5. 21A.40 Accessory Uses, Buildings, and Structures 665 6. 21A.42 Temporary Uses 666 7. 21A.44 Off Street Parking, Mobility, and Loading 667 8. 21A.46 Signs 668 9. 21A.48 Landscaping and Buffers 669 10. Any other applicable chapter of this title that may include applicable provisions. 670 671 E. Form Based Special Purpose Corridor District specific standards for detached or 672 accessory parking garages or structures: 673 674 1. Detached or accessory multilevel parking garages or structures shall have the same 675 setback requirements for principal structures. 676 2. When a required setback abuts a residential district, the minimum setback required 677 shall be a landscape yard to provide a buffer to the abutting residential district. No 678 structure (primary or accessory) shall be permitted within this landscaped buffer. 679 680 1. Landscaping: Any applicable standard listed in chapter 21A.48, “Landscaping And 681 Buffers”, of this title shall be complied with. 682 2. Signs: All signs shall comply with the standards found in section 21A.46.096 of this 683 title. 684 36 LEGISLATIVE DRAFT 3. Accessory Uses, Buildings And Structures: All accessory uses, buildings and 685 structures shall comply with the applicable standards in chapter 21A.40 of this title, 686 except as noted below: 687 688 a. Form based urban neighborhood district specific standards for detached dwelling 689 units: 690 691 (1) Detached dwelling units may be built in a required yard as a stand alone unit 692 or attached to an accessory building, such as a garage. 693 (2) Detached dwelling units are only permitted with the urban house, two-family 694 dwelling, and cottage development building forms. 695 (3) No accessory structure containing a detached dwelling unit shall exceed 696 twenty five feet (25’) in height. 697 (4) If a detached dwelling unit is built as a second level, the minimum setback 698 from property line shall be a minimum of four feet (4’). 699 (5) All building configuration standards that apply to the primary building form 700 shall also apply to the detached dwelling unit, with the exceptions listed 701 below: 702 703 (A) The detached dwelling unit shall have an entry feature that faces or is 704 accessible from a public alley when present; 705 (B) The entry feature may be a stoop that has a minimum dimension of four 706 feet by four feet (4’ x 4’); and 707 (C) The ground floor transparency requirement does not apply to detached 708 dwelling units located on the second floor of an accessory structure. 709 710 b. Form Based Special Purpose Corridor District specific standards for detached or 711 accessory parking garages or structures: 712 713 (1) Detached or accessory multilevel parking garages or structures shall have 714 the same setback requirements for principal structures. 715 (2) The minimum setback required shall be landscaped to provide a buffer to 716 the abutting Residential District. No structure (primary or accessory) shall 717 be permitted within this landscaped buffer. 718 719 4. Parking Regulations: All parking regulations shall comply with the requirements of 720 chapter 21A.44 of this title. 721 5. Permitted Land Use: All uses allowed in the Form Based Districts can be found in 722 chapter 21A.33 of this title. 723 724 725 37 LEGISLATIVE DRAFT SECTION 4. Amending the Text of Subsection 21A.27.050.C. That Subsection 726 21A.27.050.C of the Salt Lake City Code (Zoning: Form Based Districts: FB-UN1 and FB-UN2 727 Form Based Urban Neighborhood District: FB-UN2 Building Form Standards), shall be and 728 hereby is amended to read as follows: 729 730 C. FB-UN2 Building Form Standards: Building form standards are listed in tTables 731 21A.27.050.C.1 through 21A.27.050.C.3 of this section. 732 TABLE 21A.27.050.C 733 FB-UN2 BUILDING FORM STANDARDS 734 735 Building Regulation Building Form Cottage Development Row House Multi- family Residential Mixed Use Storefront Building Height and Placement H Height 2.5 stories, 30’ maximum from established grade 4 stories with a maximum of 50’. 5 stories with a maximum of 65’ on parcels located on the corners of West Temple at 800 or 900 South, 200 West at 700, 800 or 900 South, 200 West at Fayette Avenue, 300 West at 800 or 900 South and in the area identified on Figure 21A.27.050C.1. All heights measured from established grade F Front and Corner Side Yard No minimum Maximum 10’ B Required Build- To Minimum of 50% of street facing facade shall be built to the minimum setback line S Interior Side Yard 4’ setback required Minimum of 15’ along a side property line adjacent to FB- UN1 or any residential zoning district Minimum of 15’ along a side property line adjacent to FB-UN1 or any residential zoning district that has a maximum building height of 35’ or less, otherwise no setback required 38 LEGISLATIVE DRAFT that has a maximum building height of 35’ or less, otherwise 4’ setback required R Rear Yard Minimum of 20’ along a rear property line adjacent to FB-UN1 or any residential zoning district that has a maximum building height of 35’ or less, otherwise no setback required Minimum of 25’ along a rear property line adjacent to FB- UN1 or any residential zoning district that has a maximum building height of 35’ or less, otherwise no setback required Minimum of 20’ along a rear property line adjacent to FB-UN1 or any residential zoning district that has a maximum building height of 35’ or less U Upper Level Step Back Buildings shall be stepped back 1 additional foot for every foot of building height above 30’ along a side or rear property line adjacent to FB-UN1 or any residential zoning district that has a maximum building height of 35’ or less, unless the building is set back from the property line 45’ or more. When a parcel in the FB- UN2 District is separated by an alley from a parcel in the FB- UN1 District, or any residential zoning district that has a maximum building height of 35’ or less, the width of the alley may be counted toward the upper level step back L Minimum Lot Size 4,000 sq. ft.; not to be used to 1,500 sq. ft.; not to be used to 4,000 sq. ft.; not to be used to calculate density 39 LEGISLATIVE DRAFT calculate density calculate density W Minimum Lot Width 15’ per unit facing a street. Side orientation allowed provided building configuration standards are complied with 30’ DU Dwelling Units per building form 1 per cottage Minimum of 3; no maximum No minimum or maximum BF Number of Building Forms per lot 1 cottage for every 1,000 sq. ft. of lot area 1 building form permitted for every 1,000 sq. ft. of lot area 1 building form permitted for every 4,000 sq. ft. of lot area Parking Surface parkd in Front and Corner Side Yards Not permitted Vehicle Access If off street parking is provided, vehicle access from an alley is required when property is served by a public or private alley with access rights. Vehicle access from street is only permitted when no alley access exists. If pull through parking is required by Fire or other Code, ingress shall be from street and egress onto alley If property is less than 30’ wide, vehicle access from an alley is required when property is served by a public or private alley with access rights. If no alley access exists, only 1 vehicle access point from a street may be permitted If property is 30’ wide or more, only 1 vehicle access point from a street may be permitted. If property is served by a public or private alley, ingress shall be from street and egress onto alley unless otherwise permitted by this section Corner lots with a minimum width of 120’, may have 1 vehicle access point per street frontage. Vehicle access may be one-way or multidirectional Vehicle Access Width at Street When a one-way vehicle drive is included in a development, no vehicle drive or curb cut may exceed 12’ in width. When a 40 LEGISLATIVE DRAFT multidirectional vehicle drive is included, a curb cut may not exceed 24’ in width Vehicle Access front street: design standards If vehicle access is from a street, the following additional design standards shall apply: garage entry shall have a minimum 20’ setback from property line; garage entry may not exceed 50% of first floor building width; one-way garage entry may not exceed 14’ in width; multiway garage entry may not exceed 26’ in width; garage door or gate shall be constructed of durable building materials and compatible with building design Driveway Location The minimum distance between curb cuts shall be 12’. Driveways shall be at least 6’ from abutting property lines for a depth of 10’ unless shared. Driveways shall be at least 12’ from property lines adjacent to a street corner or 5’ from the point of tangency of the curb return, whichever is greater. Abandoned curb cuts shall be removed and replaced with City standard curb Vehicle Access and parking Compliance All new drive approaches, driveways, and parking lots shall comply with form based urban neighborhood regulations, and all other applicable sections of this Code. Existing drive approaches, driveways, and parking lots shall be made compliant with form based urban neighborhood regulations upon change of use, increase in parking, or building additions greater than 25% of the footprint of the structure or 1,000 sq. ft., whichever is less Parking on Separate Lots Parking may be provided on an adjacent lot, or in a common area associated with the development, or within 500’ of the property. If located on an adjacent parcel or on a parcel within 500’, the proposed location of the parking shall contain a principal building and the parking shall be located behind a principal building Attached Garages and Carports Attached garages and carports are required to be accessed from the rear yard where the rear yard is accessible by an alley with access rights to the subject property. If there is no access to the rear yard, an attached garage may be accessed from the front or corner side yard provided that the garage door (or doors) is no wider than 50% of the front facade of the structure and the entry to the garage is set back at least 10’ from the street facing building facade and at least 20’ from a public sidewalk. Side loaded garages are permitted 736 1. Cottage Development Form Standards: 737 TABLE 21A.27.050.C.1 738 Building Regulation Regulation for Building Form: Cottage Development H Height 30’ maximum. All heights measured from the established grade. 41 LEGISLATIVE DRAFT F Front and Corner Side Yard Setback Minimum 10’. Provided front or corner side yard shall provide one tree for every 30 linear foot of front or corner side yard property line. The mature tree canopy must cover at least 50% of the required yard area and sidewalk area. S Interior Side Yard Minimum of 6’. R Rear Yard Minimum of 20’ between cottage building form and rear property line. SC Separation between Cottages Minimum of 10’, measured from the outside perimeter wall of the principal structure. E Entry Feature Each dwelling unit must include an allowed entry feature. See Table 21A.27.030.B for allowed entry features. Dwelling units adjacent to a street must include an entry feature on the street facing façade. Pedestrian connections with minimum of 5’ width required to each required entry feature. OS Open space Area At least 25% of the total land area of the cottage development shall be maintained as an open space area that complies with the requirements of Subsection 21A.27.030.C.1 “Open Space Area.” BF Building forms per lot Multiple buildings may be built on a single lot. Individual lots without street frontage may be created provided each lot has legally established access to a public street that includes a minimum 5’ wide solid surface walkway. SO Side/Interior Orientation Dwelling units not located directly adjacent to a street are permitted, provided the design standards for glass are complied with on the façade with the required entry feature. L Lots without Street Frontage Lots for individual cottage units without public street frontage are allowed subject to recording a final subdivision plat that: 1. Documents that new lots have adequate access for pedestrians and vehicles to a public street by way of a minimum 5’ wide solid surface walkway, easements or a shared driveway; and 2. Includes a disclosure of private infrastructure costs for any shared infrastructure associated with the new lot(s). The requirements for the disclosure of private infrastructure costs shall be the same as required for planned developments per Section 21A.55.110 of this title. MW Midblock Walkway As part of the city’s plan for the downtown area, it is intended that midblock walkways be provided to increase pedestrian connectivity and overall livability downtown through the creation of an intricate 42 LEGISLATIVE DRAFT 739 2. Row House Building Form Standards: 740 TABLE 21A.27.050.C.2 741 pedestrian network. The city has adopted the Downtown Plan that includes a midblock walkway map and establishes the need for such walkways as the Downtown grows. Because the districts within the downtown area allow building heights that exceed those of other districts in the city, the requirement for a midblock walkway is considered to be necessary to alleviate pedestrian impacts on the public sidewalks by dispersing future use of the public sidewalks. All buildings constructed after the effective date hereof within this district shall conform to this officially adopted plan for midblock walkways, in addition to the following standards: F. The midblock walkway must be a minimum of 15’ wide and include a minimum 6’ wide unobstructed path. G. The midblock walkway may be incorporated into the building provided it is open to the public. A sign shall be posted indicating that the public may use the walkway. H. Building encroachments into the midblock walkway are permitted if they include one or more of the following elements: (1) Colonnades; (2) Staircases; (3) Balconies – All balconies must be located at the third story or above. (4) Building overhangs and associated cantilever – These coverings may be between 9 and 14 feet above the level of the sidewalk. They shall provide a minimum depth of coverage of 6’ and project no closer to the curb than 3’. (5) Skybridge – A single skybridge is permitted. All skybridges must be located at the 3rd, 4th, or 5th stories. (6) Other architectural element(s) not listed above that offers refuge from weather and/or provide publicly accessible usable space. DS Design Standards See Section 21A.27.030 and Chapter 21A.37 for other applicable building configuration and design standards. 43 LEGISLATIVE DRAFT 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. The height of the railing/parapet is limited to the height required to meet building code requirements. F Front and Corner Side Yard Setback Minimum 10’ and maximum 15’, 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. This requirement may be modified through Design Review (Chapter 21A.59). Provided front or corner side yard shall provide one tree for every 30 linear foot of front or corner side yard property line. The mature tree canopy must cover at least 50% of the required yard area and sidewalk area. S Interior Side Yard Minimum of 6’ between row house building form and side property line. Minimum of 10’ along a side property line when abutting a property in a zoning district with a maximum permitted building height of 35’ or less. No setback is required for common walls. R Rear Yard Minimum of 20’ between row house building form and rear property line, except when rear yard is abutting a zoning district with a maximum permitted building height of 35’ or less, then the minimum is 25’. For the purpose of this regulation, an alley that is a minimum of 10’ in width that separates the subject property from another property shall be counted towards the minimum setback. U Uses Per Story Residential on all stories; live/work units permitted on ground level. E Entry Feature Each dwelling unit must include an allowed entry feature. See Table 21A.27.030.B for allowed entry features. Dwelling units adjacent to a street must include an entry feature on street facing façade. Pedestrian connections with minimum 5’ width required to each required entry feature. U Upper level Stepback When adjacent to a lot in a zoning district with a maximum building height of 35’ or less, the first full floor of the building above 30’, measured from finished grade, shall stepback 10’ from the building facade 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. 44 LEGISLATIVE DRAFT OS Open space Area Each dwelling unit shall include a minimum open space area that is equal to at least 25% of the footprint of the individual unit, subject to all other open space area requirements of Subsection 21A.27.030.C.1 “Open Space Area.” A minimum of 20% of the required open space area shall include vegetation. Tree canopy at maturity shall count toward the vegetation requirement, BF Building Forms per Lot Multiple buildings may be built on a single lot provided all of the buildings have frontage on a street. All buildings shall comply with all applicable standards. SO Side/Interior Orientation Dwelling units not located directly adjacent to a street are permitted, provided the design standards for glass are complied with on the façade with the required entry feature. Lots for individual row house dwelling units without public street frontage are allowed subject to recording a final subdivision plat that: 1. Documents that new lots have adequate access to a public street by way of easements or a shared driveway; and 2. Includes a disclosure of private infrastructure costs for any shared infrastructure associated with the new lot(s) per Section 21A.55.110 of this title. MW Midblock Walkway As part of the city’s plan for the downtown area, it is intended that midblock walkways be provided to facilitate pedestrian movement within the area. The city has adopted the Downtown Plan that includes a midblock walkway map and establishes a need for such walkways as the Downtown grows. Because the districts within the downtown area allow maximum building heights that exceeds those of other districts in the city, the requirement for the midblock walkway is important to maintain the overall scale and pedestrian nature of the downtown. This requirement implements the city’s Downtown Plan and provides visual relief from the additional height that is available in these zone districts when compared to the remainder of the city. All buildings constructed after the effective date hereof within the Downtown zoning districts shall conform to this officially adopted plan for midblock walkways, in addition to the following standards: a. Any new development shall provide a midblock walkway if a midblock walkway on the subject property has been identified in a master plan that has been adopted by the city. b. The midblock walkway may be incorporated into the building provided it is open to the public. A sign shall be posted indicating that the public may use the walkway. The following building encroachments are permitted in a midblock walkway. Under no circumstances shall midblock walkway be entirely covered. 45 LEGISLATIVE DRAFT 742 3. Multi-family Residential, Storefront, and Vertical Mixed-use building form 743 standards: 744 TABLE 21A.27.050.C.3 745 (1) Colonnades; (2) Staircases; (3) Balconies: All balconies must be located at the third story or above; (4) Building overhangs and associated cantilever: These coverings may be between nine and fourteen feet above the level of the sidewalk. They shall provide a minimum depth of coverage of six feet and project no closer to the curb than three feet; (5) Skybridge: A single skybridge is permitted. All skybridges must be located at the third, fourth, or fifth stories; and (6) Other architectural element(s) not listed above that offers refuge from weather and/or provide publicly accessible usable space. DS Design Standards See Section 21A.27.030 and Chapter 21A.37 for other applicable building configuration and design standards. Building Regulation Regulation for Building Forms: Multi-family Residential/Storefront/Vertical Mixed Use H Height Maximum height of 50’.1 All heights measured from established grade. Rooftop use is permitted and required railings and walls necessary to comply with building code requirements are permitted to encroach beyond the maximum height up to 5’. GH Ground Floor Height Minimum ground floor height of 14’. F Front and Corner Side Yard Setback Ground Floor Residential Uses: A minimum of 10’ and a maximum of 20’. Ground Floor occupied by retail, restaurants, taverns, brewpubs, bar establishments, art galleries, theaters, or performing art facilities: no minimum is required, provided no doors open into the right of way. A maximum setback of up to 10’ is allowed. All other ground floor uses: A minimum of 5’ and a maximum 10’. The maximum may be increased due to existing utility easements in which case the maximum setback shall be at the edge of the easement. 46 LEGISLATIVE DRAFT This requirement may be modified through Design Review process (Chapter 21A.59). Provided front or corner side yard shall provide one tree for every 30 linear foot of front or corner side yard property line. The mature tree canopy must cover at least 50% of the required yard area and sidewalk area. S Interior Side Yard Minimum of 6’ required, except when an interior side yard is abutting a property in a zoning district with a maximum permitted building height of 35’ or less, then the minimum shall be 15’. 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 be counted towards the minimum setback. R Rear Yard The rear yard minimum shall be 10’, 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 property in a different zoning district shall be counted towards the minimum setback. GU Ground Floor Use Requirem ents 900 South: The ground floor use space facing 900 South shall be limited to the following uses: retail goods establishments, retail service establishments, public service portions of businesses, restaurants, taverns/brewpubs, bar establishments, art galleries, theaters, or performing art facilities for a depth of 25’. Amenity space for the occupants of the building shall account for no more than 25% of the length of the ground floor space. E Ground Floor Dwelling Entrances Ground floor dwelling units adjacent to a street must have an allowed entry feature. See Table 21A.27.030.B for allowed entry features. U Upper Level Stepback When adjacent to a lot in a zoning district with a maximum building height of 30’ or less, the first full floor of the building above 30’ shall stepback 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 M W Midblock Walkway As part of the city’s plan for the downtown area, it is intended that midblock walkways be provided to facilitate pedestrian movement within the area. The city has adopted the Downtown Plan that includes a midblock walkway map and establishes a need for such walkways as the Downtown grows. Because the districts within the downtown area allow 47 LEGISLATIVE DRAFT maximum building heights that exceeds those of other districts in the city, the requirement for the midblock walkway is important to maintain the overall scale and pedestrian nature of the downtown. This requirement implements the city’s Downtown Plan and provides visual relief from the additional height that is available in these zone districts when compared to the remainder of the city. All buildings constructed after the effective date hereof within this district shall conform to this officially adopted plan for midblock walkways, in addition to the following standards: 1. Any new development shall provide a midblock walkway if a midblock walkway on the subject property has been identified in a master plan that has been adopted by the city. 2. The following standards apply to the midblock walkway: a. The midblock walkway must be a minimum of 15’ wide and include a minimum 6’ wide unobstructed path. b. The midblock walkway may be incorporated into the building provided it is open to the public. A sign shall be posted indicating that the public may use the walkway. c. The following building encroachments are permitted in midblock walkway. Under no circumstances shall a midblock walkway be entirely covered. (1) Colonnades; (2) Staircases; (3) Balconies – All balconies must be located at the third story or above; (4) Building overhangs and associated cantilever - These coverings may be between 9 and 14’ above the level of the sidewalk. They shall provide a minimum depth of coverage of 6’ and project no closer to the curb than 3’; (5) Skybridge – A single skybridge is permitted. All skybridges must be located at the third, fourth, or fifth stories; and (6) Other architectural element(s) not listed above that offers refuge from weather and/or provide publicly accessible usable space. 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 Area As required in Subsection 21A.27.030.C.1 “Open Space Area.” 48 LEGISLATIVE DRAFT Footnotes: 746 1. Additional Building Height Regulations. Properties listed in this footnote shall have 747 a permitted building height of up to 65’ and 5 stories. 748 a. For legally existing parcels or lots as of January 1, 2023 located on the corners of 749 West Temple at 800 South or 900 South; 750 b. For legally existing parcels or lots as of January 1, 2023 located on the corners of 751 200 West at 700 South, 800 South or 900 South; 752 c. For legally existing parcels or lots as of January 1, 2023 located on the corners of 753 West Temple at Fayette Avenue; 754 d. For legally existing parcels or lots as of January 1, 2023 located on the corners of 755 300 West at 800 South or 900 South; 756 e. On the southeast corner of 1300 South and State Street. 757 f. As indicated on the following map: 758 759 760 DS Design Standards See Section 21A.27.030 and Chapter 21A.37 for other applicable building configuration and design standards. 49 LEGISLATIVE DRAFT 761 762 763 SECTION 5. Amending the Text of Chapter 21A.30. That Chapter 21A.30 of the Salt 764 Lake City Code (Zoning: Downtown Districts), shall be and hereby is amended to read as 765 follows: 766 CHAPTER 21A.30 767 DOWNTOWN DISTRICTS 768 769 SECTION: 770 771 21A.30.010: General Provisions 772 21A.30.020: D-1 Central Business District 773 21A.30.030: D-2 Downtown Support District 774 21A.30.040: D-3 Downtown Warehouse/Residential District 775 21A.30.045: D-4 Downtown Secondary Central Business District 776 21A.30.050: Table Of Permitted And Conditional Uses For Downtown Districts 1 (Rep. 777 by Ord. 66-13, 2013) 778 21A.30.060: Summary Table Of Yard And Bulk Requirements; Downtown Districts 779 (Rep. by Ord. 19-11, 2011) 780 50 LEGISLATIVE DRAFT 21A.30.070: Downtown Districts Development Approval Process 781 Notes 782 See section 21A.33.050 of this title. 21A.30.010: GENERAL PROVISIONS: 783 784 A. Statement Oof Intent: The downtown districts are intended to provide use, bulk, urban 785 design and other controls and regulations appropriate to the commercial core of the city 786 and adjacent areas in order to enhance employment opportunities; to encourage the 787 efficient use of land; to enhance property values; to improve the design quality of 788 downtown areas; to create a unique downtown center which fosters the arts, 789 entertainment, financial, office, retail and governmental activities; to provide safety and 790 security; encourage permitted residential uses within the downtown area; and to help 791 implement adopted plans. 792 793 B. Site Plan Review; Design Review: In certain districts, permitted uses and conditional 794 uses have the potential for adverse impacts if located and laid out on lots without careful 795 planning. Such impacts may interfere with the use and enjoyment of adjacent property 796 and uses. Site plan review is a process designed to address such adverse impacts and 797 minimize them where possible. Design review is a process which addresses elements of 798 urban design. 799 800 Site plan review, pursuant to chapter 21A.58 of this title, for all of the downtown 801 districts, D-1, D-2, D-3 and D-4 is required to protect the local economy, maintain safe 802 traffic conditions, maintain the environment, and assure harmonious land-use 803 relationships between commercial uses and more sensitive land uses in affected areas. 804 805 Design review is necessary to implement the policies of the urban design plan as adopted 806 by the city council. Design review shall apply only to conditional uses in the D-1 and D-4 807 districts. In the D-1 district, the conditional use process is used to evaluate and resolve 808 urban design issues related to the downtown area. 809 810 C. Development Review Steps In The Downtown Districts: The process for review of 811 development proposals in the downtown districts is illustrated in the diagram set forth in 812 section 21A.30.070 of this chapter. The specific procedures involving conditional use 813 approval and site plan review are set forth in part V of this title. 814 All proposed uses shall be subject to site plan review. For conditional uses in the D-1 815 district, the petition will be forwarded to the planning commission for approval. 816 817 B. Permitted Uses: The uses specified as permitted uses in Section 21A.33.050, “Table of 818 Permitted and Conditional Uses for Downtown Districts”, of this title are permitted; 819 provided, that they comply with all requirements of this chapter, the general standards set 820 forth in Part IV of this title, and all other applicable requirements of this title. 821 822 51 LEGISLATIVE DRAFT 1. Conditional Uses: The uses specified as conditional uses in Section 21A.33.050, 823 “Table of Permitted and Conditional Uses for Downtown Districts”, of this title, may 824 be allowed in the downtown districts provided they are approved pursuant to the 825 standards and procedures for conditional uses set forth in Chapter 21A.54 of this title, 826 and comply with all other applicable requirements. 827 828 DC. Impact Controls Aand General Restrictions Iin Tthe Downtown Districts: 829 830 1. Refuse Control: Refuse containers must be covered and shall be stored within 831 completely enclosed buildings or screened in conformance with the requirements of 832 cChapter 21A.48 of this title. For buildings existing as of April 12, 1995, this 833 screening provision shall be required if the floor area or parking requirements are 834 increased by twenty five percent (25%) or more by an expansion to the building or 835 change in the type of land use. 836 2. Lighting: On site lighting, including parking lot lighting and illuminated signs, shall 837 be located, directed or designed in such a manner so as not to create glare on adjacent 838 properties. 839 840 ED. Outdoor Sales, Display Aand Storage: “Sales and display (outdoor)” and “storage and 841 display (outdoor)”, as defined in cChapter 21A.62 of this title, are allowed where 842 specifically authorized in sSection 21A.33.050, “Table Oof Permitted Aand Conditional 843 Uses Ffor Downtown Districts”, of this title. These uses shall conform to the following: 844 845 1. The outdoor sales or display of merchandise shall not encroach into areas of required 846 parking for periods longer than 30 days; 847 2. The outdoor sales or display of merchandise shall not be located in any required yard 848 area within the lot when the required yard abuts a residential zoning district; 849 3. The outdoor sales or display of merchandise shall not include the use of banners, 850 pennants or strings of pennants; 851 4. Outdoor storage shall be allowed only where specifically authorized in the applicable 852 district regulation and shall be required to be fully screened with opaque fencing not 853 to exceed eight feet (8’) in height; and 854 5. Outdoor sales and display and outdoor storage shall also be permitted when part of an 855 authorized temporary use as established in cChapter 21A.42 of this title. 856 857 E. Restrictions on Parking Lots and Structures: An excessive amount of at or above ground 858 parking lots and structures can negatively impact the urban design objectives of the 859 Downtown Zoning Districts. To control such impacts, the following regulations apply to 860 surface parking and above grade structures: 861 862 1. Parking shall be located behind principal buildings or incorporated into the principal 863 building provided the parking is wrapped on street facing facades with a use allowed 864 in the zone other than parking. 865 52 LEGISLATIVE DRAFT 2. A parking lot shall not consist of more than two double-loaded parking aisles (bays) 866 adjacent to each other. The length of a parking lot shall not exceed 10 stalls. Parking 867 for government facilities necessary for public health and safety are exempt from this 868 provision. 869 870 871 Illustration of Regulation 21A.010.E.2 Surface Parking Lots 872 3. Parking lots, garages or parking structures, proposed as the only principal use on a 873 property that has frontage on a public street and that would result in a building 874 demolition are prohibited in the Downtown zoning districts. 875 4. No special restrictions shall apply to belowground parking facilities. 876 877 F. Midblock Walkways: As part of the city’s plan for the downtown area, it is intended that 878 midblock walkways be provided to increase pedestrian connectivity and overall livability 879 downtown through the creation of an intricate pedestrian network. The city has adopted 880 the Downtown Plan that includes a midblock walkway map and establishes a need for 881 such walkways as the Downtown grows. Because the districts within the downtown area 882 allow building heights that exceed those of other districts in the city, the requirement for 883 a midblock walkway is considered to be necessary to alleviate pedestrian impacts on the 884 public sidewalks by dispersing future use of the public sidewalks. All buildings 885 constructed after the effective date hereof within the Downtown zoning districts shall 886 conform to this officially adopted plan for midblock walkways, in addition to the 887 following standards: 888 889 53 LEGISLATIVE DRAFT 1. Any new development shall provide a midblock walkway if a midblock walkway on 890 the subject property has been identified in a master plan that has been adopted by the 891 city. 892 2. The following standards apply to the midblock walkway: 893 a. The midblock walkway must be a minimum of 15’ wide and include a minimum 894 6’ wide unobstructed path. 895 b. The midblock walkway may be incorporated into the building provided it is open 896 to the public. A sign shall be posted indicating that the public may use the 897 walkway. 898 c. Building encroachments into the midblock walkway are permitted if they include 899 one or more of the following elements: 900 901 (1) Colonnades; 902 (2) Staircases; 903 (3) Balconies: All balconies must be located at the third story or above. 904 (4) Building overhangs and associated cantilever - These coverings may be 905 between 9 and 14’ above the level of the sidewalk. They shall provide a 906 minimum depth of coverage of six feet and project no closer to the curb than 907 three feet. 908 (5) Skybridge: A single skybridge is permitted. All skybridges must be located at 909 the third, fourth, or fifth stories. 910 (6) Other architectural element(s) not listed above that offers refuge from weather 911 and/or provide publicly accessible usable space. 912 913 Illustration of Regulation 21A.30.010.F Midblock Walkways 1 The midblock walkway must be a minimum of 15’ wide and include a minimum 6’ wide unobstructed path. 54 LEGISLATIVE DRAFT 914 F. Permitted Uses: The uses specified as permitted uses in section 21A.33.050, “Table Of 915 Permitted And Conditional Uses For Downtown Districts”, of this title are permitted; 916 provided, that they comply with all requirements of this chapter, the general standards set 917 forth in part IV of this title, and all other applicable requirements of this title. 918 919 G. Conditional Uses: The uses specified as conditional uses in section 21A.33.050, “Table 920 Of Permitted And Conditional Uses For Downtown Districts”, of this title, shall be 921 permitted in the downtown districts provided they are approved pursuant to the standards 922 and procedures for conditional uses set forth in chapter 21A.54 of this title, and comply 923 with all other applicable requirements of this title, including the design review process 924 established in this chapter. 925 926 H. Off Street Parking And Loading: All uses in the downtown districts shall comply with the 927 provisions governing off street parking and loading in chapter 21A.44 of this title. 928 929 I. Landscaping And Buffering: All uses in the downtown districts shall comply with the 930 provisions governing landscaping and buffering in chapter 21A.48 of this title, including 931 section 21A.48.100 of this title. 932 933 J. Signs: Signs shall be allowed in the downtown districts in accordance with provisions 934 of chapter 21A.46 of this title. 935 936 K. Environmental Performance Standards: All uses in the downtown districts shall conform 937 to the environmental performance standards in section 21A.36.180 of this title. 938 939 G. Sidewalks: For all downtown districts, sidewalks must be a clear walking path that is a 940 minimum of 10’ wide. Outdoor dining shall be permitted within the sidewalk if it 941 complies with the minimum width of a clear path as defined in the outdoor dining design 942 guidelines. 943 944 H. Additional Standards: All uses in the downtown districts shall comply with the standards 945 set in Part IV, Regulations of General Applicability, of this title, including the applicable 946 standards in the following chapters: 947 948 1. 21A.36 General Provisions 949 2. 21A.37 Design Standards 950 3. 21A.38 Nonconforming Uses and Noncomplying Structures 951 4. 21A.40 Accessory Uses, Buildings, and Structures 952 5. 21A.42 Temporary Uses 953 6. 21A.44 Off Street Parking, Mobility, and Loading 954 7. 21A.46 Signs 955 8. 21A.48 Landscaping and Buffers 956 9. Any other applicable chapter of this title that may include applicable provisions. 957 55 LEGISLATIVE DRAFT 958 959 21A.30.020: D-1 CENTRAL BUSINESS DISTRICT: 960 961 A. Purpose Statement: The purpose of the D-1 cCentral bBusiness dDistrict is to provide for 962 commercial and economic development within Salt Lake City’s most urban and intense 963 areas. A broad range of uses, including very high density housing, are intended to foster a 964 twenty four (24) hour activity environment consistent with the area’s function as the 965 business, office, retail, entertainment, cultural and tourist center of the region. 966 Development is intended to be very intense with high lot coverage and large buildings 967 that are placed close together while being oriented toward the pedestrian with a strong 968 emphasis on a safe and attractive streetscape and preserving the urban nature of the 969 downtown area. This district is appropriate in areas where supported by applicable master 970 plans. The standards are intended to achieve established objectives for urban design, 971 pedestrian amenities and land use control. 972 973 B. Uses: Uses in the D-1 cCentral bBusiness dDistrict as specified in sSection 21A.33.050, 974 “Table Oof Permitted Aand Conditional Uses Ffor Downtown Districts”, of this title, are 975 permitted subject to the general provisions set forth in sSection 21A.30.010 of this 976 chapter. In addition, all conditional uses in the D-1 district shall be subject to design 977 evaluation and approval by the planning commission. 978 979 C. Organization Of District Regulations: In addition to regulations that apply to the D-1 980 central business district as a whole, three (3) sets of regulations are contained in this 981 district that apply to specific geographical areas. 982 983 1. Special Controls Over Block Corners: These regulations apply only to properties 984 within a specified distance from street intersections, as established in subsection E of 985 this section. 986 2. Special Controls Over Mid Block Areas: These regulations apply only to the 987 intervening property between block corner properties, as established in subsection F 988 of this section. 989 3. Special Controls Over The Main Street Retail Core: These regulations apply only to 990 the Main Street retail core area, as established in subsection G of this section. The 991 regulations governing block corners and mid block areas also apply to the Main Street 992 retail core. 993 994 CD. D-1 Central Business District General Regulations: The regulations established in 995 this section apply to the D-1 Central Business District as a whole 996 997 1. Minimum Lot Size: No minimum lot area or lot width is required, except in block 998 corner areas as specified in subsection E5 of this section. 999 2. Yard Requirements: No minimum yards are required. A maximum yard of eight feet 1000 is allowed. 1001 56 LEGISLATIVE DRAFT 1002 Front and corner side yards: No minimum yards are required, however, no yard 1003 shall exceed five feet (5’) except as authorized through the design review process. 1004 Such design reviews shall be subject to the requirements of chapter 21A.59 of this 1005 title. Where an entire block frontage is under one ownership, the setback for that 1006 block frontage shall not exceed twenty five feet (25’). Exceptions to this 1007 requirement may be authorized through the design review process, subject to the 1008 requirements of chapter 21A.59 of this title. 1009 Interior side and rear yards: None required. 1010 1011 a. If provided, the yard must include one of the following elements: 1012 1013 i. Seating at a ratio of at least one bench for every 500 square feet of yard space; 1014 or 1015 ii. Landscaping that includes an increase of at least 25% in the total number of 1016 trees required to be planted on the site; or 1017 iii. Awning or a similar form of weather protection that covers at least five feet in 1018 width and length from all street-facing building entrances. 1019 1020 b. Exceptions to this requirement may be authorized through the design review 1021 process, subject to the requirements of Chapter 21A.59 of this title. 1022 c. The planning director, in consultation with the transportation director, may 1023 modify this requirement to accommodate a wider sidewalk if the adjacent public 1024 sidewalk is less than 15’ wide and the resulting modification to the setback results 1025 in a more efficient public sidewalk. The planning director may waive this 1026 requirement for any addition, expansions, or intensification, which increases the 1027 floor area or parking requirement by less than 50% if the planning director finds 1028 the following: 1029 1030 i. The architecture of the addition is compatible with the architecture of the 1031 original structure or the surrounding architecture, or 1032 ii. The addition reduces the extent of the noncompliance of the existing building. 1033 1034 d. Regardless of the setback provided, doors shall be setback a minimum distance to 1035 allow the door to operate without swinging into a right of way or midblock 1036 walkway. 1037 1038 e. Interior Side Yards: No minimum interior side yard is required. 1039 f. Rear Yard: No minimum rear yard is required. 1040 1041 3. Restrictions On Parking Lots And Structures: An excessive influence of at or above 1042 ground parking lots and structures can negatively impact the urban design objectives 1043 of the D-1 District. To control such impacts, the following regulations shall apply to 1044 at or above ground parking facilities: 1045 57 LEGISLATIVE DRAFT 1046 a. Within block corner areas and on Main Street, parking lots and structures shall be 1047 located behind principal buildings. 1048 b. Within the mid block areas, parking lots and structures shall only be located 1049 behind principal buildings or be at least seventy five feet (75’) from front and 1050 corner side lot lines or parking structures are allowed to be located adjacent to the 1051 front or corner side lot lines only if they provide adequately sized retail 1052 goods/service establishments, office and/or restaurant space on the ground floor 1053 adjacent to the public sidewalk to encourage pedestrian activity. The facades of 1054 the ground floor shall be designed to be compatible and consistent with the 1055 associated retail or office portion of the building and other retail uses in the area. 1056 Levels of parking above the first level facing the front or corner side lot line shall 1057 have floors/facades that are horizontal, not sloped. 1058 c. Accessory parking structures built prior to the principal use, and commercial 1059 parking structures, shall be permitted as conditional uses with the approval of the 1060 Planning Commission pursuant to the provisions of chapter 21A.54 of this title. 1061 d. No special restrictions shall apply to belowground parking facilities. 1062 e. Parking lots, proposed as a principal use to facilitate a building demolition, are 1063 prohibited in the D-1 District. 1064 1065 3. Interior Plazas, Atriums And Galleries: Interior plazas, atriums and galleries shall be 1066 permitted throughout the D-1 Central Business District. 1067 4. Location Of Service Areas: All loading docks, refuse disposal areas and other service 1068 activities shall be located on block interiors away from view of any public street. 1069 Exceptions to this requirement may be approved through the site plan review process 1070 when a permit applicant demonstrates that it is not feasible to accommodate these 1071 activities on the block interior. If such activities are permitted adjacent to a public 1072 street, a visual screening design approved by the Zoning Administrator shall be 1073 required. 1074 5. Landscape Requirements: All buildings constructed after April 12, 1995, shall 1075 conform to the special landscape requirements applicable to the D-1 Central Business 1076 District as contained in chapter 21A.48 of this title. 1077 6. Mid Block Walkways: As part of the City’s plan for the downtown area, it is intended 1078 that mid block walkways be provided to facilitate pedestrian movement within the 1079 area. To delineate the public need for such walkways, the City has formulated an 1080 official plan for their location and implementation, which is on file at the Planning 1081 Division Office. All buildings constructed after the effective date hereof within the D-1082 1 Central Business District shall conform to this officially adopted plan for mid block 1083 walkways. 1084 1085 84. Landscape Requirements Ffor Demolition Sites: Vacant lots, resulting from 1086 demolition activities where no replacement use is proposed, shall conform to 1087 cChapter 21A.48 of this title, special landscape requirements applicable to the D-1 1088 Central Business District. 1089 58 LEGISLATIVE DRAFT 1090 E. Special Controls Over Block Corners: 1091 1. Intent: Special controls shall apply to land at block corners to encourage greater 1092 commercial vitality in the downtown by focusing a higher level of development 1093 intensity at street intersections. Control over the intensity of development on blocks is 1094 needed due to the large size of blocks and streets and the resulting effects on 1095 pedestrian/vehicular circulation and business activity. 1096 2. Block Corner: “Block corner” means the ninety degree (90°) intersection of private 1097 property adjacent to the intersection of two (2) public street rights-of-way both of 1098 which are at least one hundred thirty two feet (132’) wide. 1099 3. Corner Building: “Corner building” means a building, the structure of which rises 1100 above the ground within one hundred feet (100’) of a block corner on the street face 1101 and one hundred feet (100’) in depth. 1102 4. Application: For corner buildings, the provisions of this subsection shall extend to 1103 one hundred sixty five feet (165’) from the block corner on the street face and one 1104 hundred sixty five feet (165’) in depth. 1105 5. Lot Size And Shape: The size and shape of the lot shall conform to the following. 1106 Lots existing prior to April 12, 1995, which do not meet these requirements shall be 1107 exempt. 1108 1109 a. Minimum lot area: Ten thousand (10,000) square feet. 1110 b. Minimum lot width: One hundred feet (100’). 1111 1112 6. Height Regulations: No corner building shall be less than one hundred feet (100’) nor 1113 more than three hundred seventy five feet (375’) in height. The minimum one 1114 hundred foot (100’) high portion of the building shall be located not farther than five 1115 feet (5’) from the lot line along front and corner lot lines. Buildings higher than three 1116 hundred seventy five feet (375’) may be allowed in accordance with the provisions of 1117 subsections E6a and E6b of this section. 1118 1119 a. Conditions For Taller Corner Buildings: Corner buildings may exceed the three 1120 hundred seventy five foot (375’) height limit provided they conform to the 1121 following requirements: 1122 1123 (1) To minimize excessive building mass at higher elevations and preserve 1124 scenic views, some or all of the building mass over the three hundred seventy 1125 five foot (375’) height level shall be subject to additional setback, as 1126 determined appropriate through the design review process. 1127 (2) Not less than one percent (1%) of the building construction budget shall be 1128 used for enhanced amenities, including art visible to the public, enhanced 1129 design elements of the exterior of the building or exterior spaces available to 1130 the public for cultural or recreational activities. The property owner shall not 1131 be required to exceed one hundred thousand dollars ($100,000.00) in required 1132 amenities. 1133 59 LEGISLATIVE DRAFT (3) The operation of uses within the building, including accessory parking 1134 facilities, shall comply with the adopted traffic demand management 1135 guidelines administered by the City Traffic Engineer. 1136 b. Additional Standards For Certain Height Modifications: 1137 1138 (1) The first one hundred feet (100’) of height shall not be set back from the 1139 street front more than five feet (5’) except that setbacks above the first fifty 1140 feet (50’) may be approved through the design review process. 1141 (2) Modifying the height will achieve the preservation of a landmark site or 1142 contributing structure in an H Historic Preservation Overlay District. 1143 (3) Modifying the height will allow interim service commercial uses to support 1144 the downtown community. 1145 1146 c. Design Review Approval: A modification to the height regulations in subsection 1147 E6a of this section may be granted through the design review process, subject to 1148 conformance with the standards and procedures of chapter 21A.59 of this title. 1149 1150 F. Special Controls Over Mid Block Areas: 1151 1152 1. Intent: Special controls shall apply to land located at the middle of blocks. Such 1153 controls are needed to establish coordinated levels of development intensity and to 1154 promote better pedestrian and vehicular circulation. 1155 2. Area Of Applicability: The controls established under this subsection shall apply to: 1156 1157 a. Buildings constructed after April 12, 1995; and 1158 b. All intervening land between block corner properties, as established in subsection 1159 E2 of this section. 1160 1161 3. Height Regulations: No building shall be more than one hundred feet (100’) in height; 1162 provided, that taller buildings may be authorized through the design review process, 1163 subject to the requirements of chapter 21A.59 of this title. 1164 1165 D. Height Regulations: Buildings in the D-1 zoning district shall comply with the following 1166 provisions: 1167 1168 1. Building Heights: No building shall be less than 100’. There is no maximum building 1169 height, subject to standards contained in Subsections 21A.30.020.D.2 through D.3. 1170 2. Exceptions to the minimum height requirements are as follows: 1171 1172 a. Utility Buildings necessary to provide electricity, water, sewer, storm water, and 1173 other necessary utility services to the downtown area. 1174 b. Accessory building and structures, including accessory buildings that serve public 1175 transportation, downtown improvement districts, and other public maintenance 1176 buildings. 1177 60 LEGISLATIVE DRAFT c. Buildings on lots or parcels that are less than 5,000 square feet in size. 1178 d. Buildings with a footprint of less than 2,500 square feet. 1179 e. Building approved through the design review process in Chapter 21A.59. 1180 1181 2. Buildings in excess of 100’, are allowed subject to the following standard: 1182 1183 a. A minimum stepback of five feet or other architectural feature that can deflect 1184 snow and ice from falling directly onto a sidewalk, midblock walkway, or other 1185 public space. The stepback may be located above the height of the first floor and 1186 below 150’ in height above the sidewalk or public space. Buildings that are not 1187 clad in glass are exempt from this requirement. 1188 1189 3. Buildings in excess of 200’ with no limit and subject to Chapter 21A.59, Design 1190 Review, shall include at least one of the following five options: 1191 1192 a. Midblock walkway is provided on the property and the midblock walkway 1193 connects to an existing or planned street, midblock walkway, or publicly 1194 accessible public space and exceeds all the required dimensions of Subsection 1195 21A.30.010.G by at least five feet. This option allows for additional height in 1196 return for exceeding the midblock walkway requirements; or 1197 b. The building is utilizing affordable housing incentives identified in Chapter 1198 21A.52 of this title; or 1199 c. The property where the building is located exceeds the minimum requirement for 1200 ground floor uses identified in chapter 21A.37 (Design Standards) of this title, 1201 specifically: 1202 1203 (1) For Subsection 21A.37.050.A.1 (Design Standards Defined, Ground Floor 1204 Use Only), the requirement must be increased to 100%. This option requires 1205 that the entire ground floor use of a building consists of retail good 1206 establishments, retail service establishments or restaurants, public service 1207 portions of businesses, department stores, art galleries, motion picture 1208 theaters, performing art facilities or similar uses that encourages walk-in 1209 traffic through an active use. Vehicle entry and exit ways necessary for access 1210 to parking are exempt from this requirement; or 1211 (2) For Subsection 21A.37.050.A.2 (Design Standards Defined, Ground Floor 1212 Use and Visual Interest), the ground floor use requirement must be increased 1213 to 85% and the visual interest requirement must be increased to 15%. This 1214 option requires an increased percentage of ground floor space to be used for 1215 an active use, and an increased percentage of the building to provide visual 1216 interest; 1217 1218 d. The applicant provides a restrictive covenant on a historic building, a building 1219 that is 50 years or older, or a building that is a nationally recognized property, 1220 61 LEGISLATIVE DRAFT located outside of the H Historic Preservation Overlay District for the purpose of 1221 preserving the structure for a minimum of 50 years. 1222 e. The proposal includes a privately owned, publicly accessible open space on the 1223 property or on another property within the geographic boundaries of the 1224 Downtown Plan. To qualify for this provision, a restrictive covenant in the favor 1225 of the city shall be recorded against the open space portion of the property. The 1226 space shall be a minimum of 500 square feet and include enough trees to provide 1227 a shade canopy that covers at least 60% of the open space area. This option allows 1228 for additional height in return for the designation of open public open space. 1229 1230 GE. Special Controls Over Tthe Main Street Retail Core: 1231 1232 1. Intent: Special controls shall apply to land located within the Main Street retail core 1233 area to preserve and enhance the viability of retail uses within the downtown area. 1234 The regulations of this subsection shall be in addition to the requirements of 1235 sSubsections EC and Dand F of this section. 1236 2. Area Oof Applicability: The controls established in this subsection shall apply to 1237 property developed or redeveloped after April 12, 1995, when located along any 1238 block face on the following streets: 1239 1240 a. Main Street between South Temple Street and 400 South Street located within the 1241 D-1 District; 1242 b. 100 South Street between West Temple Street and State Street; 1243 c. 200 South Street between West Temple Street and State Street; and 1244 d. 300 South Street between West Temple Street and State Street. 1245 1246 3. First Floor Retail Required: The first floor space of all buildings within this area shall 1247 be required to provide uses consisting of retail goods establishments, retail service 1248 establishments or restaurants, public service portions of businesses, department 1249 stores, art galleries, motion picture theaters or performing arts facilities. 1250 4. Restrictions Oon Driveways: Driveways shall not be permitted along Main Street, but 1251 shall be permitted along other streets within the Main Street retail core area, provided 1252 they are located at least eighty feet (80’) from the intersection of two (2) street right 1253 of way right-of-way lines. 1254 1255 21A.30.030: D-2 DOWNTOWN SUPPORT DISTRICT: 1256 1257 A. Purpose Statement: The purpose of the D-2 Downtown Support Commercial District is to 1258 provide an area that fosters the development of a sustainable urban neighborhood that 1259 accommodates commercial, office, residential and other uses that relate to and support 1260 the Central Business District. Development within the D-2 Downtown Support 1261 Commercial District is intended to be less intensive than that of the Central Business 1262 District, with high lot coverage and buildings placed close to the sidewalk. This district is 1263 appropriate in areas where supported by applicable master plans. Design standards are 1264 62 LEGISLATIVE DRAFT intended to promote pedestrian oriented development with a strong emphasis on a safe 1265 and attractive streetscape. 1266 1267 B. Uses: Uses in the D-2 Downtown Support District, as specified in sSection 21A.33.050, 1268 “Table Oof Permitted Aand Conditional Uses Ffor Downtown Districts”, of this title, are 1269 permitted subject to the general provisions set forth in sSection 21A.30.010 of this 1270 chapter and this section. 1271 1272 C. Lot Size Requirements: No minimum lot area or lot width shall be required. 1273 1274 D. Maximum Building Height: The maximum permitted building height shall not exceed 1275 one hundred twenty feet (120’) subject to the following review process: Buildings over 1276 sixty five feet (65’’) in height are subject to design review according to the requirements 1277 of cChapter 21A.59 of this title. 1278 1279 E. Minimum Yard Requirements: 1280 1281 1. Front Aand Corner Side Yard: There is no minimum setback. The maximum setback 1282 is 10 feet. Buildings that contain ground floor residential uses shall have a front yard 1283 setback of a minimum of 8’ and a maximum setback no greater than 16’. A provided 1284 yard for any use shall be considered a landscaped yard and subject to the provisions 1285 of Chapter 21A.48 for required landscaped yards. 1286 1287 a. If provided, the yard must include one of the following elements: 1288 1289 i. Seating at a ratio of at least one bench for every 500 square feet of yard space; 1290 or 1291 ii. Landscaping that includes an increase of at least 25% in the total number of 1292 trees required to be planted on the site; or 1293 iii. Awning or a similar form of weather protection that covers at least 5’ in width 1294 and length from all street-facing building entrances. 1295 1296 b. Exceptions to this requirement may be authorized through the design review 1297 process, subject to the requirements of Chapter 21A.59 of this title. 1298 c. The planning director, in consultation with the transportation director, may 1299 modify this requirement to accommodate a wider sidewalk if the adjacent public 1300 sidewalk is less than 15’ wide and the resulting modification to the setback results 1301 in a more efficient public sidewalk. The planning director may waive this 1302 requirement for any addition, expansions, or intensification, which increases the 1303 floor area or parking requirement by less than 50% if the planning director finds 1304 the following: 1305 1306 i. The architecture of the addition is compatible with the architecture of the 1307 original structure or the surrounding architecture, or 1308 63 LEGISLATIVE DRAFT ii. The addition reduces the extent of the noncompliance of the existing building. 1309 d. Regardless of the setback provided, doors shall be setback a minimum distance to 1310 allow the door to operate without swinging into a right of way or midblock 1311 walkway. 1312 1313 2. Interior Side Yards: No Minimum side yard is required except a minimum of 10’ is 1314 required when the side yard is adjacent to a zoning district with a maximum permitted 1315 height of 35’ or less. Fifteen feet (15’) side yard is required when the side yard is 1316 adjacent to a single or two family residential zoning district. 1317 3. Rear Yard: No minimum rear yard is required except a minimum of 10’ twenty five 1318 (25’) rear yard is required when the rear yard is adjacent to a zoning district with a 1319 maximum permitted height of 35’ or less. Is adjacent to a single or two family 1320 residential district. 1321 4. Buffer Yards: Any lot abutting a lot in a residential district shall conform to the buffer 1322 yard requirements of Chapter 21A.48 of this title or the above standards, whichever is 1323 greater. 1324 1325 F. Landscape Yard Requirements: If a front or corner side yard is provided, such yard shall 1326 be maintained as a landscaped yard. The landscaped yard can take the form of outdoor 1327 dining, patio, courtyard or plaza, subject to site plan review approval. 1328 1329 G. Parking Lot Setbacks: If a front or corner side yard is provided surface parking is 1330 prohibited in those areas. Surface parking lots that are not located completely behind the 1331 primary structure shall maintain a twenty foot (20’) landscaped yard from the front and 1332 corner side yard property lines. 1333 1334 H. Mid-Block Walkways: Any new development shall provide a midblock walkway if a 1335 midblock walkway on the subject property has been identified in a master plan that has 1336 been adopted by the city. The following standards apply to the midblock walkway: 1337 1338 1. The midblock walkway must be a minimum of ten feet (10’) wide and include a 1339 minimum six foot (6’) wide unobstructed path. 1340 2. The midblock walkway may be incorporated into the building provided it is open to 1341 the public. A sign shall be posted indicating that the public may use the walkway. 1342 1343 I. Ground Floor Uses: To activate the ground floor of structures, retail goods 1344 establishments, retail service establishments, public service portions of businesses, 1345 restaurants, taverns/brewpubs, bar establishments, art galleries, theaters or performing art 1346 facilities are required on the ground floor of structures facing State Street, Main Street, 1347 800 South and 900 South. 1348 1349 JF. Existing Vehicle Sales Oor Lease Lots: 1350 1351 64 LEGISLATIVE DRAFT 1. Vehicle Display Area: The parking provided in the vehicle display area will not be 1352 counted as off street parking when computing maximum parking requirements and is 1353 not considered to be a surface parking lot when determining required setbacks in this 1354 section. 1355 2. Design Standards: Structures associated with accessory uses such as, but not limited 1356 to, repair shops or vehicle washing do not need to meet required design standards and 1357 may exceed the maximum front and corner side yard setbacks. These structures are 1358 required to have one of the following elements listed below: 1359 1360 a. Durable materials, as defined in Subsection 21A.37.050.B; or 1361 b. Landscaping. 1362 1363 Primary structures that contain sales floors and auto display areas must meet all 1364 design standards and setbacks. 1365 1366 3. Landscaping: A landscaped yard of at least ten feet (10’) in depth is required along 1367 any portion of the street frontage of the property that is not occupied by a permanent 1368 structure. All other landscaping requirements in Chapter 21A.48 remain applicable. 1369 4. Multiple Buildings: Vehicle sales or lease lots may have multiple buildings on a 1370 parcel subject to all buildings being associated with the use of the lot as vehicles sales 1371 or lease. 1372 1373 1374 21A.30.040: D-3 DOWNTOWN WAREHOUSE/RESIDENTIAL DISTRICT: 1375 1376 A. Purpose Statement: The purpose of the D-3 Downtown Warehouse/Residential District is 1377 to provide for the reuse of existing warehouse buildings for multi-family and mixed use 1378 while also allowing for continued retail, office and warehouse uses within the district. 1379 The reuse of existing buildings and the construction of new buildings are to be done as 1380 multi-family residential or mixed use developments containing retail or office uses on the 1381 lower floors and residential on the upper floors. This district is appropriate in areas where 1382 supported by applicable master plans. The standards are intended to create a unique and 1383 sustainable downtown neighborhood with a strong emphasis on urban design, adaptive 1384 reuse of existing buildings, alternative forms of transportation and pedestrian orientation. 1385 1386 B. Uses: Uses in the D-3 Downtown Warehouse/Residential District as specified in sSection 1387 21A.33.050, “Table Oof Permitted Aand Conditional Uses Ffor Downtown Districts”, of 1388 this title, are permitted subject to the provisions of this chapter and other applicable 1389 provisions of this title. 1390 1391 C. Controls Over Mixed Use: The concept of mixed use is central to the nature of the D-3 1392 Downtown Warehouse/Residential District. To ensure that mixed use developments 1393 provide for on site compatibility as well as neighborhood compatibility, the change of 1394 land use type or an increase in floor area by twenty five percent (25%) of existing 1395 65 LEGISLATIVE DRAFT principal buildings and the construction of buildings for new uses after April 12, 1995, 1396 shall conform to the following provisions. Construction related to the rehabilitation 1397 including remodeling or modification of existing uses, or the change of use to a similar 1398 use, shall not be subject to these provisions: 1399 1400 1. Buildings containing commercial/office uses located above the second story shall 1401 incorporate multi-family dwellings, boarding house, bed and breakfast, or hotel uses 1402 in the amount of at least fifty percent (50%) of the total floor area of the building; 1403 2. Commercial/office uses shall be permitted as the sole use in two-story buildings only; 1404 and 1405 3. Commercial/office uses in buildings of three (3) stories or more without multi-family 1406 dwellings shall be allowed only as a conditional use and then only when the applicant 1407 has demonstrated that the proposed location is not suitable for multi-family 1408 residential use. 1409 1410 DC. Lot Size Requirements: No minimum lot area or lot width shall be required. 1411 1412 D. Yard Requirements: There are no minimum setbacks, except for buildings that contain 1413 ground floor residential uses in which case the front yard setback shall be a minimum of 1414 8’ and no greater than 16’. A provided front yard for any use shall be considered a 1415 landscaped yard and subject to the provision of Chapter 21A.48 for required landscaped 1416 yards. The maximum front yard setback shall be eight feet for all other uses. 1417 1418 1. The yard must be designed with usability as a consideration. Development that 1419 implements the maximum yard is required to have at least one of the following 1420 elements: 1421 1422 a. Seating at a ratio of at least one bench for every 500 square feet of yard space; or 1423 b. Landscaping that includes an increase of at least 25% in the total number of trees 1424 required to be planted on the site; or 1425 c. Awning or a similar form of weather protection that covers at least 5’ in width 1426 and length from all street-facing building entrances. 1427 1428 2. Exceptions to this requirement may be authorized through the design review process, 1429 subject to the requirements of Chapter 21A.59 of this title. 1430 3. The planning director, in consultation with the transportation director, may modify 1431 this requirement to accommodate a wider sidewalk if the adjacent public sidewalk is 1432 less than 15’ wide and the resulting modification to the setback results in a more 1433 efficient public sidewalk. The planning director may waive this requirement for any 1434 addition, expansions, or intensification, which increases the floor area or parking 1435 requirement by less than 50% if the planning director finds the following: 1436 1437 a. The architecture of the addition is compatible with the architecture of the original 1438 structure or the surrounding architecture, or 1439 66 LEGISLATIVE DRAFT b. The addition reduces the extent of the noncompliance of the existing building. 1440 1441 4. Regardless of the setback provided, doors shall be setback a minimum distance to 1442 allow the door to operate without swinging into a right of way or midblock walkway. 1443 1444 E. Maximum Building Height: No building shall exceed seventy five feet (75’). Buildings 1445 taller than seventy five feet (75’) but less than ninety feet (90’) may be authorized 1446 through the design review process, provided the additional height is supported by the 1447 applicable master plan, the overall square footage of the buildings is greater than fifty 1448 percent (50%) residential use, and subject to the requirements of chapter 21A.59 of this 1449 title. 1450 Buildings in the D3 zoning district shall comply with the following provisions: 1451 1452 1. The permitted building height shall not exceed 75’. 1453 2. Buildings taller than 75’ but less than 180’ may be allowed subject to the following 1454 provisions: 1455 1456 a. Approval is subject to Chapter 21A.59 Design Review: 1457 1458 (1) Provided the additional height is supported by the applicable master plan. 1459 (2) The building includes at least one of the following five options: 1460 1461 (A) Midblock walkway is provided on the property and the midblock walkway 1462 connects to an existing or planned street, midblock walkway, or publicly 1463 accessible public space and exceeds all the required dimensions of 1464 Subsection 21A.30.010.G by at least five feet. This option allows for 1465 additional height in return for exceeding the midblock walkway 1466 requirements; 1467 1468 (B) The building is utilizing affordable housing incentives identified in 1469 Chapter 21A.52 of this title; 1470 (C) The property where the building is located exceeds the minimum 1471 requirement for ground floor uses identified in Chapter 21A.37 (Design 1472 Standards) of this title, specifically: 1473 1474 (i) For Subsection 21A.37.050.A.1 (Design Standards Defined, Ground 1475 Floor Use Only), the requirement must be increased to 100%. This 1476 option requires that the entire ground floor use of a building consists of 1477 retail good establishments, retail service establishments or restaurants, 1478 public service portions of businesses, department stores, art galleries, 1479 motion picture theaters, performing art facilities or similar uses that 1480 encourages walk-in traffic through an active use. Vehicle entry and 1481 exit ways necessary for access to parking are exempt from this 1482 requirement; or 1483 67 LEGISLATIVE DRAFT (ii) For Subsection 21A.37.050.A.2 (Design Standards Defined, Ground 1484 Floor Use and Visual Interest), the ground floor use requirement must 1485 be increased to 75% and the visual interest requirement must be 1486 increased to 25%. This option requires for an increased percentage of 1487 ground floor space to be used for an active use, and an increased 1488 percentage of the building to provide visual interest; 1489 1490 (D) The applicant provides a restrictive covenant on a historic building, a 1491 building that is 50 years or older, or a building that is a nationally 1492 recognized property, located outside of the H Historic Preservation 1493 Overlay District for the purpose of preserving the structure for a minimum 1494 of 50 years; or 1495 (E) The proposal includes a privately owned, publicly accessible open space 1496 on the property or on another property within the geographic boundaries 1497 of the Downtown Plan. To qualify for this provision, a restrictive 1498 covenant in the favor of the city shall be recorded against the open space 1499 portion of the property. The space shall be a minimum of 500 square feet 1500 and include enough trees to provide a shade canopy that covers at least 1501 60% of the open space area. This option allows for additional height in 1502 return for the designation of open public open space. 1503 1504 1505 21A.30.045: D-4 DOWNTOWN SECONDARY CENTRAL BUSINESS DISTRICT: 1506 1507 A. Purpose Statement: The purpose of the D-4 Secondary Central Business District is to 1508 foster an environment consistent with the area’s function as a housing, entertainment, 1509 cultural, convention, business, and retail section of the Ccity that supports the Central 1510 Business District. Development is intended to support the regional venues in the district, 1511 such as the Salt Palace Convention Center, and to be less intense than in the Central 1512 Business District. This district is appropriate in areas where supported by applicable 1513 master plans. The standards are intended to achieve established objectives for urban and 1514 historic design, pedestrian amenities, and land use control, particularly in relation to retail 1515 commercial uses. 1516 1517 B. Uses: Uses in the D-4 Secondary Central Business District as specified in sSection 1518 21A.33.050, “Table Oof Permitted Aand Conditional Uses Ffor Downtown Districts”, of 1519 this title, are permitted subject to the general provisions set forth in sSection 21A.30.010 1520 of this chapter. In addition, all conditional uses in the D-4 District shall be subject to 1521 design evaluation and approval by the Pplanning Ccommission. 1522 1523 C. D-4 District General Regulations: 1524 1525 1. Minimum Lot Size: No minimum lot area or lot width is required. 1526 2. Yard Requirements: 1527 68 LEGISLATIVE DRAFT 1528 a. Front And Corner Side Yards: No minimum yards are required, however, no yard 1529 shall exceed five feet (5’) except as authorized through the design review process. 1530 Such designs shall be subject to the requirements of chapter 21A.59 of this title. 1531 Where an entire block frontage is under one ownership, the setback for that block 1532 frontage shall not exceed twenty five feet (25’). Exceptions to this requirement 1533 may be authorized through the design review process subject to the requirements 1534 of chapter 21A.59 of this title. 1535 b. Interior Side And Rear Yards: None Required. 1536 1537 D. Yard Requirements: 1538 1539 1. Front and Corner Side Yards: No minimum yards are required, however, a maximum 1540 front yard setback of eight feet is allowed. 1541 1542 a. The yard must be designed with the usability as a consideration. Development 1543 that implements the maximum yard is required to have at least one of the 1544 following elements: 1545 1546 i. Seating at a ratio of at least one bench for every 500 square feet of yard space; 1547 ii. Landscaping that includes an increase of at least 25% in the total number of 1548 trees required to be planted on the site; or 1549 iii. Awning or a similar form of weather protection that covers at least 5’ in width 1550 and length from all street-facing building entrances. 1551 1552 b. Exceptions to this requirement may be authorized through the design review 1553 process, subject to the requirements of Chapter 21A.59 of this title. 1554 c. The planning director, in consultation with the transportation director, may 1555 modify this requirement to accommodate a wider sidewalk if the adjacent public 1556 sidewalk is less than 15’ wide and the resulting modification to the setback results 1557 in a more efficient public sidewalk. The planning director may waive this 1558 requirement for any addition, expansions, or intensification, which increases the 1559 floor area or parking requirement by less than 50% if the planning director finds 1560 the following: 1561 1562 i. The architecture of the addition is compatible with the architecture of the 1563 original structure or the surrounding architecture, or 1564 ii. The addition reduces the extent of the noncompliance of the existing building. 1565 1566 d. Regardless of the setback provided, doors shall be setback a minimum distance to 1567 allow the door to operate without swinging into a right of way or midblock 1568 walkway. 1569 1570 69 LEGISLATIVE DRAFT 2. Interior Side Yards: No minimum side yard is required except a minimum of 10’ is 1571 required when the side yard is adjacent to a zoning district with a maximum permitted 1572 height of 35’ or less. 1573 3. Rear Yard: No minimum rear yard is required except a minimum of 10’ is required 1574 when the rear yard is adjacent to a zoning district with a maximum permitted height 1575 of 35’ or less. 1576 1577 3. Restrictions On Parking Lots And Structures: An excessive influence of at or above 1578 ground parking lots and structures can negatively impact the urban design objectives 1579 of the D-4 District. To control such impacts, the following regulations shall apply to 1580 at or above ground parking facilities: 1581 1582 a. Within block corner areas, structures shall be located behind principal buildings, 1583 or at least seventy five feet (75’) from front and corner side lot lines. 1584 b. Within the mid block areas, parking structures shall be located behind principal 1585 buildings, or at least thirty feet (30’) from front and corner side lot lines. A 1586 modification to this requirement may be granted as a conditional use, subject to 1587 conformance with the standards and procedures of chapter 21A.54 of this title. 1588 Parking structures shall meet the following: 1589 1590 (1) Retail goods/service establishments, offices and/or restaurants shall be 1591 provided on the first floor adjacent to the front or corner side lot line. The 1592 facades of such first floor shall be compatible and consistent with the 1593 associated retail or office portion of the building and other retail uses in the 1594 area. 1595 (2) Levels of parking above the first level facing the front or corner side lot line 1596 shall have floors/facades that are horizontal, not sloped. 1597 (3) Mid block surface parking lots shall have a fifteen foot (15’) landscaped 1598 setback. 1599 1600 c. Accessory parking structures built prior to the principal use, and commercial 1601 parking structures, shall be permitted as conditional uses with the approval of the 1602 Planning Commission pursuant to the provisions of chapter 21A.54 of this title. 1603 d. No special restrictions shall apply to belowground parking facilities. 1604 e. At grade (surface) parking facilities shall be set back behind the principal building 1605 and shall be set back at least seventy five feet (75’) from front and corner side lot 1606 lines and landscaped in a way that minimizes visual impacts. 1607 1608 4. Interior Plazas, Atriums And Galleries: Interior plazas, atriums and galleries shall be 1609 permitted throughout the D-4 Secondary Central Business District. 1610 5. Location Of Service Areas: All loading docks, refuse disposal areas and other service 1611 activities shall be located on block interiors away from view of any public street. 1612 Exceptions to this requirement may be approved through the site plan review process 1613 when a permit applicant demonstrates that it is not feasible to accommodate these 1614 70 LEGISLATIVE DRAFT activities on the block interior. If such activities are permitted adjacent to a public 1615 street, a visual screening design approved by the Zoning Administrator shall be 1616 required. 1617 6. Landscape Requirements: All buildings constructed after April 12, 1995, shall 1618 conform to the special landscape requirements applicable to the D-4 Secondary 1619 Central Business District as contained in chapter 21A.48 of this title. 1620 1621 7E. Maximum Building Height: Buildings in the D-4 zoning district shall comply with the 1622 following provisions: 1623 1624 1. The permitted building height shall not No building shall exceed seventy five feet 1625 (75’). 1626 2. Buildings taller than seventy five feet (75’) but less than and up to one hundred 1627 twenty feet (120’) may be authorized through the design review process, subject to 1628 the requirements of cChapter 21A.59 of this title. Additional height may be allowed 1629 as specified below: 1630 1631 a. Additional Height: Additional height may be authorized up to 120’ if the street 1632 facing facades contain ground floor commercial uses other than parking for at 1633 least 75% of the street facing facades according to Chapter 21A.37 and subject to 1634 approval through the design review process in Chapter 21A.59. 1635 b. Additional Permitted Height Location: Additional height greater than one hundred 1636 twenty feet (120’) but not more than three hundred seventy five feet (375’) in 1637 height is permitted in the area bounded by: 1638 1639 (1) The centerlines of South Temple, West Temple, 200 South, and 200 West 1640 Streets; and 1641 (2) Beginning at the Southeast Corner of Block 67, Plat ‘A’, Salt Lake City 1642 Survey, and running thence along the south line of said Block 67, 1643 N89°54’02”W 283.86 feet; thence N00°04’50”E 38.59 feet; thence 1644 N10°46’51”W 238.70 feet; thence N24°45’15”W 62.98 feet; thence 1645 S89°54’02”E 355.45 feet to the east line of said Block 67; thence along said 1646 east line S00°06’35”W 330.14 feet to the point of beginning. Contains 1647 102,339 square feet, or 2.349 acres, more or less. 1648 71 LEGISLATIVE DRAFT 1649 1650 b. Additional Permitted Height Conditions: Buildings may exceed the one hundred 1651 twenty foot (120’) height limit to a maximum height of three hundred seventy five 1652 feet (375’), provided they conform to the standards and procedures outlined in the 1653 design review process of chapter 21A.59 of this title and the following 1654 requirements: 1655 1656 (1) Additional Setback: To minimize excessive building mass at higher elevations 1657 and preserve scenic views, some or all of the building mass shall be subject to 1658 additional setback, as determined appropriate through the design review 1659 process. 1660 (2) Exception: The first fifty feet (50’) of height shall not be set back from the 1661 street front more than five feet (5’) except that setbacks greater than five feet 1662 (5’) may be approved through the design review process. 1663 (3) Ground Floor Uses: See subsection 21A.37.050A and section 21A.37.060, 1664 table 21A.37.060, subsection D of this title for this requirement. 1665 1666 3. Buildings in excess of 120’ up to 375’ may be authorized subject to the following 1667 provisions: 1668 1669 a. Approval is subject to Chapter 21A.59 Design Review; 1670 b. Shall include a minimum stepback of five feet or other architectural feature that 1671 can deflect snow and ice from falling directly onto a sidewalk, midblock 1672 walkway, or other public space. The stepback may be located above the height of 1673 the first floor and below 120’ in height above the sidewalk or public space. 1674 Buildings that are clad in glass that totals less than 50% of the total wall surface 1675 area are exempt from this requirement; 1676 72 LEGISLATIVE DRAFT c. The additional height is supported by the applicable master plan; and 1677 d. The building includes at least one of the following five options: 1678 1679 1. Midblock walkway is provided on the property and the midblock walkway 1680 connects to an existing or planned street, midblock walkway, or publicly 1681 accessible public space and exceeds all the required dimensions of Subsection 1682 21A.30.010.G by at least five feet. This option allows for additional height in 1683 return for exceeding the midblock walkway requirements; 1684 2. The building is utilizing affordable housing incentives identified in Chapter 1685 21A.52 of this title; 1686 3. The property where the building is located exceeds the minimum requirement 1687 for ground floor uses identified in Chapter 21A.37 (Design Standards) of this 1688 title, specifically: 1689 1690 (1) For Subsection 21A.37.050.A.1 (Design Standards Defined, Ground Floor 1691 Use Only), the requirement must be increased to 100%. This option 1692 requires that the entire ground floor use of a building consists of retail 1693 good establishments, retail service establishments or restaurants, public 1694 service portions of businesses, department stores, art galleries, motion 1695 picture theaters, performing art facilities or similar uses that encourages 1696 walk-in traffic through an active use. Vehicle entry and exit ways 1697 necessary for access to parking are exempt from this requirement.; or 1698 (2) For Subsection 21A.37.050.A.2 (Design Standards Defined, Ground Floor 1699 Use and Visual Interest), the ground floor use requirement must be 1700 increased to 75% and the visual interest requirement must be increased to 1701 25%. This option requires for an increased percentage of ground floor 1702 space to be used for an active use, and an increased percentage of the 1703 building to provide visual interest; 1704 1705 (D) The applicant provides a restrictive covenant on a historic building, a building 1706 that is 50 years or older, or a building that is a nationally recognized property, 1707 located outside of the H Historic Preservation Overlay District for the purpose 1708 of preserving the structure for a minimum of 50 years. 1709 (E) The proposal includes a privately owned, publicly accessible open space on 1710 the property or on another property within the geographic boundaries of the 1711 Downtown Plan. To qualify for this provision, a restrictive covenant in the 1712 favor of the city shall be recorded against the open space portion of the 1713 property. The space shall be a minimum of 500 square feet and include 1714 enough trees to provide a shade canopy that covers at least 60% of the open 1715 space area. This option allows for additional height in return for the 1716 designation of open public open space. 1717 1718 73 LEGISLATIVE DRAFT e. Exception: The first 50’ of height shall not be set back from the street front more 1719 than five feet except that setbacks greater than five feet may be approved through 1720 the design review process or, as otherwise allowed by this code. 1721 1722 8. Mid BlockWalkways: As a part of the City’s plan for the downtown area, it is 1723 intended that mid block walkways be provided to facilitate pedestrian movement 1724 within the area. To delineate the public need for such walkways, the City has 1725 formulated an official plan for their location and implementation, which is on file at 1726 the Planning Division Office. All buildings constructed after the effective date hereof 1727 within the D-4 Downtown District shall conform to this plan for mid block walkways. 1728 9. Mid Block Streets: Developments constructing mid block streets, either privately 1729 owned with a public easement or publicly dedicated, that are desired by an applicable 1730 master plan: 1731 1732 a. May use a portion or all of the overhead and underground right-of-way of the new 1733 mid block street as part of their developable area irrespective of lot lines, subject 1734 to design review and approval of the Planning Commission. 1735 b. May increase the height of the building on the remaining abutting parcel, subject 1736 to the design review process in conformance with the standards and procedures 1737 of chapter 21A.59 of this title. 1738 1739 1740 21A.30.050: TABLE OF PERMITTED AND CONDITIONAL USES FOR 1741 DOWNTOWN DISTRICTS : 1742 (Rep. by Ord. 66-13, 2013) 1743 1744 Notes 1745 1. See section 21A.33.050 of this title. 21A.30.060: SUMMARY TABLE OF YARD AND BULK REQUIREMENTS; 1746 DOWNTOWN DISTRICTS: 1747 (Rep. by Ord. 19-11, 2011) 1748 1749 1750 21A.30.070: DOWNTOWN DISTRICTS DEVELOPMENT APPROVAL PROCESS: 1751 74 LEGISLATIVE DRAFT 1752 [ILLUSTRATION TO BE DELETED] 1753 1754 1755 SECTION 6. Amending the Text of Chapter 21A.31. That Chapter 21A.30 of the Salt 1756 Lake City Code (Zoning: Gateway Districts), shall be and hereby is amended to read as follows: 1757 CHAPTER 21A.31 1758 GATEWAY DISTRICTS 1759 1760 SECTION: 1761 75 LEGISLATIVE DRAFT 1762 21A.31.010: General Provisions 1763 21A.31.020: G-MU Gateway-Mixed Use District 1764 1765 A. Statement Of Intent: The Gateway Districts are intended to provide controlled and 1766 compatible settings for residential, commercial, and industrial developments, and 1767 implement the objectives of the adopted gateway development master plan through 1768 district regulations that reinforce the mixed use character of the area and encourage the 1769 development of urban neighborhoods containing supportive retail, service commercial, 1770 office, industrial uses and high density residential. 1771 B. Uses: Uses in the Gateway District as specified in section 21A.33.060, “Table Of 1772 Permitted And Conditional Uses In The Gateway District”, of this title, are permitted 1773 subject to the general provisions set forth in this section. 1774 C. Permitted Uses: The uses specified as permitted uses, in section 21A.33.060, “Table Of 1775 Permitted And Conditional Uses In The Gateway District”, of this title are permitted; 1776 provided, that they comply with all requirements of this chapter, the general standards set 1777 forth in part IV of this title, and all other applicable requirements of this title. 1778 D. Conditional Uses: The uses specified as conditional uses in section 21A.33.060, “Table 1779 Of Permitted And Conditional Uses In The Gateway District”, of this title, shall be 1780 permitted in the Gateway District provided they are approved pursuant to the standards 1781 and procedures for conditional uses set forth in chapter 21A.54 of this title, and comply 1782 with all other applicable requirements of this title, including the urban design evaluation 1783 and/or the design review process established in this chapter and chapter 21A.59 of this 1784 title. 1785 E. Site Plan Review; Design Review: In certain districts, permitted uses and conditional 1786 uses have the potential for adverse impacts if located and oriented on lots without careful 1787 planning. Such impacts may interfere with the use and enjoyment of adjacent property 1788 and uses. Site plan review is a process designed to address such adverse impacts and 1789 minimize them where possible. The design may also be evaluated to address elements of 1790 urban design. 1791 1792 Site plan review, pursuant to chapter 21A.58 of this title, for all of the Gateway Districts, is 1793 required to protect the local economy, maintain safe traffic conditions, maintain the 1794 environment, and assure harmonious land-use relationships between commercial uses and 1795 more sensitive land uses in affected areas. 1796 1797 Design evaluation is necessary to implement the policies of the urban design plan as adopted 1798 by the City Council. Design review shall apply to conditional uses in the Gateway District. In 1799 the Gateway District, the design review process is used to evaluate and resolve urban design. 1800 1801 F. Mid Block Walkways: As a part of the City’s plan for the downtown area, it is intended 1802 that mid block walkways be provided to facilitate pedestrian movement within the area. 1803 To delineate the public need for such walkways, the City has formulated an official plan 1804 76 LEGISLATIVE DRAFT for their location and implementation, which is on file at the Planning Division Office. 1805 All buildings constructed after the effective date hereof within the G-MU Gateway-1806 Mixed Use District shall conform to this plan for mid block walkways. 1807 G. Location Of Service Areas: All loading docks and other service activities shall be located 1808 on block interiors away from view of any public street. Exceptions to this requirement 1809 may be approved through the site plan review process when a permit applicant 1810 demonstrates that it is not feasible to accommodate these activities on the block interior. 1811 If such activities are permitted adjacent to a public street, a visual screening design 1812 approved by the Zoning Administrator shall be required. 1813 H. Restrictions On Parking Lots And Structures: The following regulations shall apply to 1814 surface or aboveground parking facilities: 1815 1816 1. Block Corner Areas: Within block corner areas, surface parking lots and structures 1817 shall be located behind principal buildings, or at least seventy five feet (75’) from 1818 front and corner side lot lines. 1819 2. Mid Block Areas: Within the mid block areas, parking structures shall be located 1820 behind principal buildings, or at least thirty feet (30’) from front and corner side lot 1821 lines. A modification to this requirement may be granted as a conditional use, subject 1822 to conformance with the standards and procedures of chapter 21A.54 of this title. 1823 Parking structures shall meet the following: 1824 1825 a. Retail goods/service establishments, offices and/or restaurants shall be provided 1826 on the first floor adjacent to the front or corner side lot line. The facades of such 1827 first floors shall be compatible and consistent with the associated retail or office 1828 portion of the building and other retail uses in the area. 1829 b. Levels of parking above the first level facing the front or corner side lot line shall 1830 have floors and/or facades that are horizontal, not sloped. 1831 c. Mid block surface parking lots shall have a fifteen foot (15’) landscaped setback. 1832 1833 3. Accessory And Commercial Parking Structures: Accessory parking structures built 1834 prior to the principal use, and commercial parking structures, shall be permitted as 1835 conditional uses with the approval of the Planning Commission pursuant to the 1836 provisions of chapter 21A.54 of this title. 1837 4. Belowground Parking Facilities: No special design and setback restrictions shall 1838 apply to belowground parking facilities. 1839 5. Height Requirements: The minimum height for a parking structure shall be forty five 1840 feet (45’). The maximum height shall not exceed seventy five feet (75’). 1841 6. Site Plan Review: Parking structures shall be required to go through the site plan 1842 review process. 1843 7. Landscape Requirements: Surface parking lots shall have a landscaped setback of at 1844 least twenty feet (20’) and meet interior landscaped requirements as outlined 1845 in chapter 21A.48 of this title. 1846 8. Design Review Approval: A modification to the restrictions on parking lots and 1847 structures provisions of this section may be granted through the design review 1848 77 LEGISLATIVE DRAFT process, subject to conformance with the standards and procedures of chapter 1849 21A.59 of this title. Such conditional uses shall also be subject to urban design 1850 evaluation. 1851 1852 I. Impact Controls And General Restrictions: 1853 1854 1. Refuse Control: Refuse containers must be covered and shall be stored within 1855 completely enclosed buildings or screened in conformance with the requirements 1856 of chapter 21A.48 of this title. For buildings existing as of April 12, 1995, this 1857 screening provision shall be required if the floor area or parking requirements are 1858 increased by twenty five percent (25%) or more by an expansion to the building or 1859 change in the type of land use. 1860 2. Lighting: On site lighting, including parking lot lighting and illuminated signs, shall 1861 be located, directed or designed in a manner to prevent glare on adjacent properties. 1862 1863 J. Outdoor Sales, Display And Storage: “Sales and display (outdoor)” and “storage and 1864 display (outdoor)”, as defined in chapter 21A.62 of this title, are allowed where 1865 specifically authorized in section 21A.33.060, “Table Of Permitted And Conditional Uses 1866 In The Gateway District”, of this title. These uses shall conform to the following: 1867 1868 1. Outdoor sales and display and outdoor storage may also be permitted when part of an 1869 authorized temporary use as established in chapter 21A.42 of this title; 1870 2. The outdoor permanent sales or display of merchandise shall not encroach into areas 1871 of required parking; 1872 3. The outdoor permanent sales or display of merchandise shall not be located in any 1873 required yard area within the lot; 1874 4. The outdoor sales or display of merchandise shall not include the use of banners, 1875 pennants or strings of pennants; and 1876 5. Outdoor storage shall be allowed only where specifically authorized in the applicable 1877 district regulation and shall be required to be fully screened with opaque fencing not 1878 to exceed eight feet (8’) in height. 1879 1880 K. Off Street Parking And Loading: All uses in the Gateway District shall comply with the 1881 provisions governing off street parking and loading in chapter 21A.44 of this title. 1882 L. Environmental Performance Standards: All uses in the Gateway District shall conform to 1883 the environmental performance standards in section 21A.36.180 of this title. 1884 M. Wall Or Fencing: All uses in the Gateway District shall comply with the provisions 1885 governing fences, walls and hedges in section 21A.40.120 of this title. 1886 N. Affordable Housing: 1887 1888 1. Notwithstanding the minimum height requirements identified above, any buildings 1889 that have ten (10) or more residential units with at least twenty percent (20%) of the 1890 units as affordable shall be allowed to have a minimum building height of thirty feet 1891 (30’). 1892 78 LEGISLATIVE DRAFT 2. Affordable housing units within a market rate development shall be integrated 1893 throughout the project in an architectural manner. 1894 1895 O. Accessory Uses, Buildings And Structures: Accessory uses and structures are permitted 1896 in the Gateway District subject to the requirements of this chapter, chapter 21A.36, 1897 subsection 21A.36.020B, section 21A.36.030, and chapter 21A.40 of this title. 1898 P. Urban Design: The urban design standards are intended to foster the creation of a rich 1899 urban environment that accommodates growth and is compatible with existing buildings 1900 and uses in the area. All general development and site plans shall be designed to 1901 complement the surrounding existing contiguous (historic) development. The following 1902 design standards will provide human scale through change, contrast, intricacy, color and 1903 materials where the lower levels of buildings face public streets and sidewalks. They will 1904 also spatially define the street space in order to concentrate pedestrian activity, create a 1905 clear urban character and promote visibility of commercial activities at the ground level. 1906 The standards will also encourage diversity through the use of building forms and 1907 materials, while respecting the patterns, styles and methods of construction traditionally 1908 used in the gateway area. 1909 1910 The following urban design standards will be reviewed as part of the site plan review 1911 process, with assistance from Planning Division staff as necessary: 1912 1913 1. Architectural Character And Materials: 1914 1915 a. A differentiated base (on a building over 45 feet high) will provide human scale 1916 through change, contrast, and intricacy in facade form, color and/or material 1917 where the lower levels of the building face the sidewalk(s) and street(s). Scaling 1918 elements such as insets and projections serve to break up flat or monotonous 1919 facades, and respond to older nearby buildings. Therefore, all buildings in the 1920 Gateway Districts are subject to the following standards: 1921 1922 (1) All buildings over forty five feet (45’) in height shall be designed with a base 1923 that is differentiated from the remainder of the building. The base shall be 1924 between one and three (3) stories in height, be visible from pedestrian view, 1925 and appropriately scaled to the surrounding contiguous historic buildings. The 1926 base shall include fenestration that distinguishes the lower from upper floors. 1927 Insets and/or projections are encouraged. 1928 (2) All new buildings in the Gateway District shall have a minimum of seventy 1929 percent (70%) of the exterior material (excluding windows) be brick, 1930 masonry, textured or patterned concrete and/or cut stone. With the exception 1931 of minor building elements (e.g., soffit, fascia) the following materials are 1932 allowed only through the design review process: EIFS, tilt-up concrete 1933 panels, corrugated metal, vinyl and aluminum siding, and other materials. 1934 (3) All buildings which have been altered over seventy five percent (75%) on the 1935 exterior facade shall comply with the exterior material requirement for new 1936 79 LEGISLATIVE DRAFT construction. Buildings older than fifty (50) years are exempt from this 1937 requirement if alterations are consistent with the existing architecture. 1938 (4) Two-dimensional curtain wall veneer of glass, spandrel glass or metal as a 1939 primary building material is prohibited. The fenestration of all new 1940 construction shall be three-dimensional (e.g., recessed windows, protruding 1941 cornice, etc.). 1942 1943 b. The climate in Salt Lake City is such that in the summer months shade is 1944 preferred, and in the winter months protection from snow is preferred. By 1945 providing the pedestrian with a sidewalk that is enjoyable to use year round, a 1946 pedestrian oriented neighborhood is encouraged. Therefore, new construction in 1947 the gateway area is subject to the following standards: 1948 1949 (1) Arcades are permitted in the Gateway District, but where an arcade extends 1950 over the public way, a revocable permit is required. Where an arcade is on 1951 private property facing the street, the maximum setback for the building shall 1952 be measured to the supporting beams for the arcade or the facade of the upper 1953 floors, not the facade of the arcade level. 1954 (2) Awnings and/or marquees, with or without signage, are required over entry 1955 doors which are set back from the property line and may be allowed, under 1956 revocable permit, when an entry is at a property line. 1957 (3) Awnings, with or without signage, are permitted over ground level windows. 1958 Where awnings extend out over the public way, a revocable permit is 1959 required. 1960 1961 2. Windows And Building Fenestration: 1962 1963 a. Buildings whose exteriors are smooth, and do not provide any three-dimensional 1964 details or fenestration are not appropriate in the Gateway District. Recessed 1965 windows will eliminate flat, sterile elevations. Highly reflective materials are 1966 distracting, and focus attention away from the positive qualities of the Gateway 1967 District. Therefore, all buildings in the Gateway Districts are subject to the 1968 following standards: 1969 1970 (1) Buildings with completely smooth exterior surfaces shall not be permitted, all 1971 new construction shall have three-dimensional details on the exterior that 1972 includes cornices, windowsills, headers and similar features. 1973 (2) All windows shall be recessed from the exterior wall a minimum of three 1974 inches (3”). Bay windows, projecting windows, and balcony doors are exempt 1975 from this requirement. 1976 (3) The reflectivity of the glass used in the windows shall be limited to eighteen 1977 percent (18%) as defined by the ASTA standard. 1978 1979 3. Entrance And Visual Access: 1980 80 LEGISLATIVE DRAFT 1981 a. The intent in the Gateway District is to encourage pedestrian activity between the 1982 public street/sidewalk and buildings. Sidewalks shall provide continuous, 1983 uninterrupted interest to the pedestrian by providing visual interest and/or 1984 amenities. The gateway environment will benefit with increased pedestrian 1985 activity; this activity will only occur if opportunities are provided that make 1986 walking to a destination a preferred and an enjoyable pursuit. The use of blank 1987 building facade walls is discouraged. Therefore, all buildings in the gateway area 1988 are subject to the following standards: 1989 1990 (1) Minimum First Floor Glass: The first floor elevation facing a street of all new 1991 buildings or buildings in which the property owner is modifying the size of 1992 windows on the front facade within the Gateway District shall not have less 1993 than forty percent (40%) glass surfaces. All first floor glass shall be 1994 nonreflective. Display windows that are three-dimensional and are at least two 1995 feet (2’) deep are permitted and may be counted toward the forty percent 1996 (40%) glass requirement. Exceptions to this requirement may be authorized 1997 through the design review process, subject to the requirements of chapter 1998 21A.59 of this title, and the review and approval of the Planning Commission. 1999 The Planning Director may approve a modification to this requirement if the 2000 Planning Director finds: 2001 2002 (A) The requirement would negatively impact the historic character of the 2003 building, or 2004 (B) The requirement would negatively impact the structural stability of the 2005 building. 2006 (C) The ground level of the building is occupied by residential uses, in which 2007 case the forty percent (40%) glass requirement may be reduced to twenty 2008 five percent (25%). 2009 2010 Appeal of administrative decision is to the Planning Commission. 2011 2012 (2) Facades: Provide at least one operable building entrance per elevation that 2013 faces a public street. Buildings that face multiple streets are only required to 2014 have one door on either street, if the facades for both streets meet the forty 2015 percent (40%) glass requirement. 2016 (3) Maximum Length: The maximum length of any blank wall uninterrupted by 2017 windows, doors, art or architectural detailing at the first floor level shall be 2018 fifteen feet (15’). 2019 (4) Screening: All building equipment and service areas, including on-grade and 2020 roof mechanical equipment and transformers that are readily visible from the 2021 public right-of-way, shall be screened from public view. These elements shall 2022 be sited to minimize their visibility and impact, or enclosed as to appear to be 2023 an integral part of the architectural design of the building. 2024 81 LEGISLATIVE DRAFT 2025 4. Building Lines And Front Area Requirements: 2026 2027 a. A continuity of building frontage adjacent and parallel to the street encourages a 2028 more active involvement between building uses and pedestrians. Leftover or 2029 ambiguous open space that has no apparent use or sense of place will not 2030 contribute positively to an active street life. Therefore, all buildings in the 2031 Gateway District are subject to the following standard: 2032 2033 (1) The majority of the ground level facade of a building shall be placed parallel, 2034 and not at an angle, to the street. 2035 5. Public Amenities And Public Art: 2036 2037 a. Amenities and works of art enhance quality of life as well as visual interest. 2038 Public amenities and public art encourage pedestrian activity and contribute to the 2039 pedestrian experience. A cohesive, unified lighting and amenity policy will help 2040 give the Gateway District its own distinctive identity. Therefore, public amenities 2041 and public art are subject to the following standards: 2042 2043 (1) Sidewalks and street lamps installed in the public right-of- way shall be of 2044 the type specified in the sidewalk/street lighting policy document. 2045 (2) Public art (which may include artists’ work integrated into the design of the 2046 building and landscaping, sculpture, painting, murals, glass, mixed media or 2047 work by artisans), that is accessible or directly viewable to the general public 2048 shall be included in all projects requiring design review approval for a site or 2049 design standard. The plan to incorporate public art shall be reviewed by the 2050 Salt Lake Art Design Board. 2051 2052 6. Design Review Approval: A modification to the urban design provisions of this 2053 section may be granted through the design review process, subject to conformance 2054 with the standards and procedures of chapter 21A.59 of this title. 2055 2056 Q. Definitions: For the purposes of this section, the following terms shall have the following 2057 meanings: 2058 2059 AFFORDABLE HOUSING: Housing which persons of income below the County area 2060 median are able to afford. See definitions of moderate income, low income and very low 2061 income. 2062 BLOCK FACE: Structures that appear on one of four (4) sides of a block, the structures 2063 along a street that are between two (2) other streets. 2064 CONTIGUOUS: Next in sequence, touching or connected throughout an unbroken sequence. 2065 FACADE: The front of a building, or any other “face” of a building on a street or courtyard 2066 given special architectural treatment. 2067 82 LEGISLATIVE DRAFT FENESTRATION: The arrangement, proportioning and design of windows and doors in a 2068 building, an opening in a surface. 2069 LOW INCOME: Between fifty percent (50%) and eighty percent (80%) of the County area 2070 median income. 2071 MASSING: The principal part or main body of matter, bulk. 2072 MODERATE INCOME: Between eighty percent (80%) and one hundred twenty percent 2073 (120%) of the County area median income. 2074 PROPORTION: The relation of one part to another or to the whole with respect to 2075 magnitude, quantity or degree. 2076 PROPORTIONAL: Corresponding in size, degree or intensity, having the same or a constant 2077 ratio. 2078 REMODEL: To alter the structure of, remake. 2079 SCALE: A proportion between two (2) sets of dimensions. 2080 STREETSCAPE: A general description of all structures along a street frontage that may 2081 include: multiple buildings, benches, works of art, and landscaping. 2082 VERY LOW INCOME: At or below fifty percent (50%) of the County area median income. 2083 2084 2085 21A.31.020: G-MU GATEWAY-MIXED USE DISTRICT: 2086 2087 A. Purpose Statement: The G-MU Gateway-Mixed Use District is intended to implement 2088 the objectives of the adopted gateway development master plan and encourage the 2089 mixture of residential, commercial and assembly uses within an urban neighborhood 2090 atmosphere. The 200 South corridor is intended to encourage commercial development 2091 on an urban scale and the 500 West corridor is intended to be a primary residential 2092 corridor from North Temple to 400 South. Development in this district is intended to 2093 create an urban neighborhood that provides employment and economic development 2094 opportunities that are oriented toward the pedestrian with a strong emphasis on a safe and 2095 attractive streetscape. The standards are intended to achieve established objectives for 2096 urban and historic design, pedestrian amenities and land use regulation. 2097 B. Uses: Uses in the G-MU Gateway-Mixed Use District as specified in section 21A.33.060, 2098 “Table Of Permitted And Conditional Uses In The Gateway District”, of this title are 2099 permitted subject to the general provisions set forth in section 21A.31.010 of this chapter 2100 and this section. 2101 C. Planned Development Review: All new construction of principal buildings, uses, or 2102 additions that increase the floor area and/or parking requirement by twenty five percent 2103 (25%) in the G-MU Gateway-Mixed Use District may be approved only as a planned 2104 development in conformance with the provisions of chapter 21A.55 of this title. 2105 D. Special Provisions: 2106 2107 1. Commercial Uses, 200 South: All buildings fronting 200 South shall have 2108 commercial uses that may include retail goods/service establishments, offices, 2109 restaurants, art galleries, motion picture theaters or performing arts facilities shall be 2110 provided on the first floor adjacent to the front or corner side lot line. The facades of 2111 83 LEGISLATIVE DRAFT such first floor shall be compatible and consistent with the associated retail or office 2112 portion of the building and other retail uses in the area. 2113 2. Residential Units, 500 West: Buildings fronting on 500 West shall be required to have 2114 residential units occupying a minimum of fifty percent (50%) of the structure’s gross 2115 square footage. 2116 3. Mid Block Street Development: Developments constructing mid block streets, either 2117 privately owned with a public easement or publicly dedicated, that are desired by an 2118 applicable master plan: 2119 2120 a. May use a portion or all of the overhead and underground right-of-way of the new 2121 mid block street as part of their developable area irrespective of lot lines, subject 2122 to design evaluation and approval of the Planning Commission. 2123 b. May increase the height of the building on the remaining abutting parcel, subject 2124 to conformance with the standards and procedures of chapter 21A.59, “Design 2125 Review”, of this title. 2126 2127 4. Design Reviews: A modification to the special provisions of this section may be 2128 granted through the design review process, subject to conformance with the standards 2129 and procedures of chapter 21A.59 of this title. 2130 2131 E. Building Height: The minimum building height shall be forty five feet (45’) and the 200 2132 South Street corridor shall have a minimum height of twenty five feet (25’). The 2133 maximum building height shall not exceed seventy five feet (75’) except buildings with 2134 nonflat roofs (e.g., pitched, shed, mansard, gabled or hipped roofs) may be allowed, up to 2135 a maximum of ninety feet (90’) (subject to subsection I of this section). The additional 2136 building height may incorporate habitable space. 2137 2138 1. Design Review: A modification to the minimum building height or to the maximum 2139 building height (up to 120 feet) provisions of this section may be granted through the 2140 design review process, subject to conformance with the standards and procedures 2141 of chapter 21A.59 of this title, and subject to compliance to the applicable master 2142 plan. 2143 2. Height Exceptions: Spires, tower, or decorative noninhabitable elements shall have a 2144 maximum height of ninety feet (90’) and with design review approval may exceed the 2145 maximum height, subject to conformance with the standards and procedures 2146 of chapter 21A.59 of this title. 2147 2148 F. Minimum Lot Area And Lot Width: None required. 2149 G. Minimum Yard Requirements: No minimum setback requirements. There is not a 2150 maximum front yard or corner side yard setback except that a minimum of twenty five 2151 percent (25%) of the length of the facade of a principal building shall be set back no 2152 farther than five feet (5’) from the street right-of-way line. Surface parking lots shall have 2153 a fifteen foot (15’) landscape setback from the front property line. 2154 84 LEGISLATIVE DRAFT H. Signs: Signs shall be allowed in the Gateway Districts in accordance with provisions 2155 of chapter 21A.46 of this title. 2156 I. Affordable Housing: Notwithstanding the maximum height requirements identified 2157 above, any buildings that have at least ten (10) or more residential units with at least 2158 twenty percent (20%) of the units as affordable shall be allowed a maximum building 2159 height of ninety feet (90’). The affordable units shall be integrated throughout the project 2160 in an architectural manner. 2161 2162 21A.31.010: GENERAL PROVISIONS: 2163 2164 A. Statement of Intent: The G-MU Gateway-Mixed Use District is intended to provide an 2165 urban setting for residential and commercial, developments, and implement the objectives 2166 of the Downtown Plan through district regulations that reinforce the mixed use character 2167 of the area and encourage the development of urban neighborhoods containing supportive 2168 retail, service commercial, office, and high density residential. 2169 2170 B. Uses: Uses in the G-MU Gateway-Mixed District as specified in Section 21A.33.060, 2171 “Table of Permitted and Conditional Uses in the Gateway District”, of this title, are 2172 permitted subject to the general provisions set forth in this section. 2173 2174 C. Permitted Uses: The uses specified as permitted uses, in Section 21A.33.060, “Table of 2175 Permitted and Conditional Uses in the Gateway District”, of this title are permitted; 2176 provided, that they comply with all requirements of this chapter, the general standards set 2177 forth in Part IV of this title, and all other applicable requirements of this title. 2178 2179 D. Conditional Uses: The uses specified as conditional uses in Section 21A.33.060, “Table 2180 of Permitted and Conditional Uses in the Gateway District”, of this title, shall be 2181 permitted in the G-MU Gateway-Mixed Use District provided they are approved pursuant 2182 to the standards and procedures for conditional uses set forth in Chapter 21A.54 of this 2183 title. 2184 2185 E. Midblock Walkways: As part of the city’s plan for the downtown area, it is intended that 2186 midblock walkways be provided to increase pedestrian connectivity and overall livability 2187 downtown through the creation of an intricate pedestrian network. The city has adopted 2188 the Downtown Plan that includes a midblock walkway map and establishes a need for 2189 such walkways as the Downtown grows. Because the districts within the downtown area 2190 allow building heights that exceed those of other districts in the city, the requirement for 2191 a midblock walkway is considered to be necessary to alleviate pedestrian impacts on the 2192 public sidewalks by dispersing future use of the public sidewalks. This requirement 2193 implements the city’s Downtown Plan and provides visual relief from the additional 2194 height that is available in these zone districts when compared to the remainder of the city. 2195 All buildings constructed after the effective date hereof within the Downtown zoning 2196 districts shall conform to this officially adopted plan for midblock walkways, in addition 2197 to the following standards: 2198 85 LEGISLATIVE DRAFT 2199 1. Any new development shall provide a midblock walkway if a midblock walkway on 2200 the subject property has been identified in a master plan that has been adopted by the 2201 city. 2202 2. The following standards apply to the midblock walkway: 2203 2204 a. The midblock walkway must be a minimum of 15’ wide and include a minimum 2205 6’ wide unobstructed path. 2206 b. The midblock walkway may be incorporated into the building provided it is open 2207 to the public. A sign shall be posted indicating that the public may use the 2208 walkway. 2209 c. Building encroachments into the midblock walkway are permitted if they include 2210 one or more of the following elements: 2211 2212 (1) Colonnades; 2213 (2) Staircases; 2214 (3) Balconies: All balconies must be located at the third story or above; 2215 (4) Building overhangs and associated cantilever - These coverings may be 2216 between 9 and 14’ above the level of the sidewalk. They shall provide a 2217 minimum depth of coverage of six feet and project no closer to the curb than 2218 three feet; 2219 (5) Skybridge: A single skybridge is permitted. All skybridges must be located at 2220 the third, fourth, or fifth stories; and 2221 (6) Other architectural element(s) not listed above that offers refuge from weather 2222 and/or provide publicly accessible usable space. 2223 2224 2225 Illustration of Regulation 21A.31.010.E2 Midblock Walkways 86 LEGISLATIVE DRAFT 1 The midblock walkway must be a minimum of 15’ wide and include a minimum 6’ wide unobstructed path. 2226 F. Modifications of Standards: A modification to the provisions of this chapter may be 2227 granted through the design review process, subject to conformance with the standards and 2228 procedures of Chapter 21A.59 of this title. 2229 2230 G. Midblock Street Development: Developments constructing midblock streets, either 2231 privately owned with a public easement or publicly dedicated, that are desired by an 2232 applicable master plan: 2233 2234 1. May transfer a portion or all of the above ground development square footage of the 2235 proposed new midblock street to other land within the proposed development. 2236 2. May increase the height of the building on the remaining land within the development 2237 site to a height necessary to accommodate the development square footage of the 2238 proposed right of way that is being transferred. 2239 3. Any proposal under this section shall be subject to conformance with the standards 2240 and procedures of Chapter 21A.59, “Design Review”, of this title. 2241 2242 H. Parking: 2243 2244 1. Belowground Parking Facilities: No special design and setback restrictions shall 2245 apply to belowground parking facilities. 2246 2. Landscape Requirements: Surface parking lots shall have a landscaped setback of at 2247 least 20’ and meet interior landscaped requirements as outlined in Chapter 21A.48 of 2248 this title. 2249 3. Design Review Approval: A modification to the restrictions on parking lots and 2250 structures provisions of this section may be granted through the design review 2251 process, subject to conformance with the standards and procedures of Chapter 21A.59 2252 of this title. Such conditional uses shall also be subject to urban design evaluation. 2253 4. Parking structures shall conform to the requirements set forth in Chapter 21A.37 of 2254 this title. 2255 2256 I. Outdoor Sales, Display and Storage: “Sales and display (outdoor)” and “storage and 2257 display (outdoor)”, is permitted for retail uses and the retail components of other 2258 permitted and conditional uses authorized in Section 21A.33.060 “Table of Permitted and 2259 Conditional Uses in the Gateway District. These uses shall conform to the following: 2260 2261 1. Outdoor sales and display and outdoor storage may also be permitted when part of an 2262 authorized temporary use as established in Chapter 21A.42 of this title; 2263 87 LEGISLATIVE DRAFT 2. The outdoor sales or display of merchandise shall not encroach into areas of required 2264 parking for longer than 30 days; 2265 3. The outdoor permanent sales or display of merchandise shall not be located in any 2266 required yard area within the lot when the lot abuts a residential zoning district; 2267 4. The outdoor sales or display of merchandise shall not include the use of banners, 2268 pennants or strings of pennants. 2269 2270 2271 21A.31.020: G-MU GATEWAY-MIXED USE DISTRICT: 2272 2273 A. Purpose Statement: The G-MU Gateway-Mixed Use District is intended to implement the 2274 objectives of the adopted Downtown Plan and encourage the mixture of residential, 2275 commercial and assembly uses within an urban neighborhood atmosphere. The 200 South 2276 corridor is intended to encourage commercial development on an urban scale and the 500 2277 West corridor is intended to be a primary residential corridor from North Temple to 400 2278 South. Development in this district is intended to create an urban neighborhood that 2279 provides employment and economic development opportunities that are oriented toward 2280 the pedestrian with a strong emphasis on a safe and attractive streetscape. The standards 2281 are intended to achieve established objectives for urban and historic design, pedestrian 2282 amenities and land use regulation. 2283 2284 B. Special Provisions: 2285 2286 1. Commercial Uses, 200 South: All buildings fronting 200 South shall have 2287 commercial uses that may include retail goods/service establishments, offices, 2288 restaurants, art galleries, motion picture theaters or performing arts facilities shall be 2289 provided on the first floor adjacent to the front or corner side lot line. The facades of 2290 such first floor shall be compatible and consistent with the associated retail or office 2291 portion of the building and other retail uses in the area. 2292 2. Residential Units, 500 West: Buildings fronting on 500 West shall be required to have 2293 residential units occupying a minimum of 50% of the structure’s gross square 2294 footage. 2295 2296 C. Building Height: The minimum building height shall be 75’ The maximum building 2297 height shall not exceed 180’. 2298 2299 1. Design Review: A modification to building height over ninety feet (90’) in height 2300 shall only be allowed if approved through the design review process, subject to 2301 conformance with the standards and procedures of Chapter 21A.59 of this title, and 2302 subject to compliance to the applicable master plan. 2303 2304 88 LEGISLATIVE DRAFT D. All buildings shall be designed with a base that is differentiated from the remainder of the 2305 building. The base shall be between one and three stories in height, be visible from 2306 pedestrian view, and appropriately scaled to the surrounding contiguous historic 2307 buildings. The base shall include fenestration that distinguishes the lower from upper 2308 floors. Insets and/or projections are encouraged. The ground floor of all new buildings 2309 shall have a minimum floor to ceiling height of 16’. 2310 2311 E. Yard Requirements: No minimum setback requirements. A maximum setback of 10’ is 2312 allowed for up to 30% of the building facade. 2313 2314 1. If provided, the yard must include one of the following elements: 2315 2316 a. Seating at a ratio of at least one bench for every 500 square feet of yard space; or 2317 b. Landscaping that includes an increase of at least 25% in the total number of trees 2318 required to be planted on the site; or 2319 c. Awning or a similar form of weather protection that covers at least 5’ in width 2320 and length from all street-facing building entrances. 2321 2322 2. Regardless of the setback provided, doors shall be setback a minimum distance to 2323 allow the door to operate without swinging into a right of way or midblock walkway. 2324 3. The planning director, in consultation with the transportation director, may modify 2325 this requirement to accommodate a wider sidewalk if the adjacent public sidewalk is 2326 less than 15’ wide and the resulting modification to the setback results in a more 2327 efficient public sidewalk. The planning director may waive this requirement for any 2328 addition, expansion, or intensification, which increases the floor area or parking 2329 requirement by less than 50% if the planning director finds the following: 2330 2331 a. The architecture of the addition is compatible with the architecture of the original 2332 structure or the surrounding architecture, or 2333 b. The addition reduces the extent of the noncompliance of the existing building. 2334 2335 4. Exceptions to this requirement may be authorized through the design review process, 2336 subject to the requirements of Chapter 21A.59 of this title. 2337 5. Ground floor residential uses shall have a minimum setback of 10’. This setback shall 2338 be incorporated into a private yard for the ground floor units. 2339 2340 2341 SECTION 7. Amending the Text of Section 21A.33.050. That Section 21A.33.050 of 2342 the Salt Lake City Code (Zoning: Land Use Tables: Table of Permitted and Conditional Uses for 2343 Downtown Districts), shall be and hereby is amended to read as follows: 2344 89 LEGISLATIVE DRAFT 21A.33.050: TABLE OF PERMITTED AND CONDITIONAL USES FOR 2345 DOWNTOWN DISTRICTS: 2346 2347 2348 Legend: C = Conditional P = Permitted 2349 2350 Use Permitted And Conditional Uses By District D-1 D-2 D-3 D-4 Accessory use, except those that are otherwise specifically regulated elsewhere in this title P P P P Adaptive reuse of a landmark site P P P P4 Alcohol: Bar establishment (indoor) P6 C6 C6 P6 Bar establishment (outdoor) P6 C6 C6 P6 Brewpub (indoor) P6 P6 P6 P6 Brewpub (outdoor) P6 P6 P6 P6 Tavern (indoor) P6 C6 C6 P6 Tavern (outdoor) P6 C6 C6 P6 Animal, veterinary office P P Antenna, communication tower P P P P Antenna, communication tower, exceeding the maximum building height C C C C Art gallery P P P P Artisan food production P14,18 P18 P18 P18 Bed and breakfast P P P P Bed and breakfast inn P P P P Bed and breakfast manor P P P P Bio-medical facility P17,18 P17,18 P17,18 P17,18 Blood donation center P Bus line station/terminal P7 P7 P7 P7 Bus line yard and repair facility P Car wash P3 Check cashing/payday loan business P5 Clinic (medical, dental) P P P P 90 LEGISLATIVE DRAFT Commercial food preparation P18 P18 P18 P18 Community garden P P P P Convention center P Crematorium P P P Daycare center, adult P P P P Daycare center, child P P P P Daycare, nonregistered home daycare P12 P12 P12 P12 Daycare, registered home daycare or preschool P12 P12 P12 P12 Dwelling: Artists’ loft/studio P P P P Assisted living facility (large) P P P P Assisted living facility (limited capacity) P P P Assisted living facility (small) P P P P Congregate care facility (large) C C C C Congregate care facility (small) P P P P Group home (large) C C Group home (small) P P P P Multi-family P P P P Residential support (large) C C Residential support (small) C C Exhibition hall P Farmers’ market P Financial institution P P P P Financial institution with drive- through facility P8 P8 Funeral home P P P Gas station P P7 P7 Government facility C C C C Government facility requiring special design features for security purposes P7 P7 Heliport, accessory C C C Home occupation P13 P13 P13 P13 Homeless resource center C15 C15 Homeless shelter C15 C15 91 LEGISLATIVE DRAFT Hotel/motel P P P P Industrial assembly C18 C18 Laboratory, medical related P18 P18 P18 P18 Laundry, commercial P18 Library P P P P Limousine service P Mixed use development P P P P Mobile food business (operation in the public right of way right-of- way) P P P P Mobile food business (operation on private property) P P P P Mobile food court P P P P Municipal services uses including Ccity utility uses and police and fire stations P P P P Museum P P P P Office P P P P Office, publishing company P P P P Open space on lots less than 4 acres in size P7 P7 P7 P7 Park P P P P Parking, commercial C19 P19 C19 C 19 Parking, off site P19 P19 P19 P19 Performing arts production facility P P P P Place of worship P11 P11 P11 P11 Radio, television station P P P Railroad, passenger station P P P P Reception center P P P P Recreation (indoor) P P P P Recreation (outdoor) P Research and development facility P18 P18 P18 P18 Restaurant P P P P Restaurant with drive-through facility P8 Retail goods establishment P P P P Retail service establishment P P P P Retail service establishment, upholstery shop P P 92 LEGISLATIVE DRAFT Sales and display (outdoor) P P P P School: College or university P P P P K - 12 private P P K - 12 public P P Music conservatory P P P P Professional and vocational P P P P Seminary and religious institute P P P P Small brewery C18 Social service mission and charity dining hall C C Stadium C C C Storage, self P16 P P Store: Department P P P Fashion oriented department P2 Mass merchandising P P P Pawnshop P Specialty P P P Superstore and hypermarket P Studio, art P P P P Technology facility P18 P18 P18 P18 Theater, live performance P9 P9 P9 P9 Theater, movie P P P P Utility, buildings or structure P1 P1 P1 P1 Utility, transmission wire, line, pipe or pole P1 P1 P1 P1 Vehicle: Automobile repair (major) P P7 P7 Automobile repair (minor) P P7 P7 Automobile sales/rental and service P10 P P10 Vending cart, private property P P P P Vending cart, public property Warehouse P18 Warehouse, accessory P P Wholesale distribution P18 93 LEGISLATIVE DRAFT Wireless telecommunications facility (see sSection 21A.40.090, tTable 21A.40.090.E of this title) 2351 Qualifying provisions: 2352 1. Subject to conformance to the provisions in sSubsection 21A.02.050.B of this title. 2353 2. Uses allowed only within the boundaries and subject to the provisions of the Downtown 2354 Main Street Core Overlay District (sSection 21A.34.110 of this title). 2355 3. A car wash located within 165 feet (including streets) of a residential use shall not be 2356 allowed. 2357 4. Building additions on lots less than 20,000 square feet for office uses may not exceed 50 2358 percent of the building’s footprint. Building additions greater than 50 percent of the 2359 building’s footprint or new office building construction are subject to a design review 2360 (cChapter 21A.59 of this title). 2361 5. No check cashing/payday loan business shall be located closer than 1/2 mile of other 2362 check cashing/payday loan businesses. 2363 6. Subject to conformance with the provisions in sSection 21A.36.300, “Alcohol Related 2364 Establishments”, of this title. 2365 7. Subject to conformance with the provisions of cChapter 21A.59, “Design Review”, of 2366 this title. 2367 8. Subject to conformance to the provisions in sSection 21A.40.060 of this title for drive-2368 through use regulations. 2369 9. Prohibited within 1,000 feet of a Ssingle- or Ttwo-Ffamily Zzoning Ddistrict. 2370 10. Must be located in a fully enclosed building and entirely indoors. 2371 11. If a place of worship is proposed to be located within 600 feet of a tavern, bar 2372 establishment, or brewpub, the place of worship must submit a written waiver of spacing 2373 requirement as a condition of approval. 2374 12. Subject to sSection 21A.36.130 of this title. 2375 13. Allowed only within legal conforming single-family, duplex, and multi-family dwellings 2376 and subject to sSection 21A.36.030 of this title. 2377 14. Must contain retail component for on-site food sales. 2378 15. Subject to conformance with the provisions of sSection 21A.36.350 of this title. 2379 16. Limited to basement/below ground levels only. Not allowed on the ground or upper 2380 levels of the building, with the exception of associated public leasing/office space. 2381 17. Prohibited within 1/2 mile of a residential use if the facility produces hazardous or 2382 radioactive waste as defined by the Utah Department of Environmental Quality 2383 administrative rules. 2384 18. Consult the water use and/or consumption limitations of Subsection 21A.33.010.D.1. 2385 19. Parking lots, garages or parking structures, proposed as the only principal use on a 2386 property that has frontage on a public street that would result in a building demolition are 2387 prohibited subject to the provisions of Subsection 21A.30.010.F.3. 2388 2389 2390 94 LEGISLATIVE DRAFT SECTION 8. Amending the Text of Section 21A.37.020. That Section 21A.37.020 of 2391 the Salt Lake City Code (Zoning: Design Standards: Applicability), shall be and hereby is 2392 amended to read as follows: 2393 21A.37.020: APPLICABILITY: 2394 2395 The design standards identified in this chapter apply to all properties in the zoning districts 2396 listed in sSection 21A.37.060 of this chapter and pursuant to the following: 2397 2398 A. Change Iin Use: A change in use shall be exempt from this chapter, provided that it does 2399 not result in alterations of existing design elements regulated by the standards of this 2400 chapter. 2401 2402 B. Additions: When an addition to an existing structure is made, only the addition is subject 2403 to this chapter, provided that no existing design element regulated by these standards is 2404 altered in other portions of the existing structure. 2405 2406 C. Repair, Maintenance Oor Alterations: Structures may be repaired, maintained or altered, 2407 except that no such work shall create a noncompliance or increase the degree of an 2408 existing noncompliance. If a design element of an existing structure complies with this 2409 chapter, the design element shall not be altered such that the structure becomes 2410 noncompliant. 2411 2412 D. Certificate Oof Appropriateness: All new construction, additions, exterior building work, 2413 structure work, and site work on property in an H Historic Preservation Overlay District 2414 or a landmark site remains subject to a certificate of appropriateness as required in 2415 sSubsection 21A.34.020.E of this title. 2416 2417 2418 SECTION 9. Amending the Text of Section 21A.37.040. That Section 21A.37.040 of 2419 the Salt Lake City Code (Zoning: Design Standards: Modifications of Design Standards), shall be 2420 and hereby is amended to read as follows: 2421 21A.37.040: MODIFICATIONS OF DESIGN STANDARDS: 2422 2423 The Pplanning director and/or planning Ccommission may modify any of the design 2424 standards identified in this chapter subject to the requirements of cChapter 21A.59, “Design 2425 Review”, of this title. The applicant must demonstrate that the modification meets the intent 2426 95 LEGISLATIVE DRAFT for the specific design standards requested to be modified, the standards for design review 2427 and any adopted design guidelines that may apply. 2428 2429 A. The planning director may approve, approve with modifications, deny or refer to the 2430 planning commission modifications to specific design standards when proposed as new 2431 construction, an addition or modification to the exterior of an existing structure, or a 2432 modification to an existing structure as authorized in Section 21A.59.040, Table 2433 21A.59.040 or when authorized in the specific zoning district. 2434 2435 1. The director shall approve a request to modify a design standard if the director finds 2436 that the proposal complies with the purpose of the individual zoning district, the 2437 purpose of the individual design standards that are applicable to the project, the 2438 proposed modification is compatible with the development pattern of other buildings 2439 on the block face or on the block face on the opposite side of the street, and the 2440 project is compliant with the applicable design standards (Sections 21A.37.050 and 2441 21A.37.060). 2442 2. The director may approve a request to modify a design standard with conditions or 2443 modifications to the design if the director determines a modification is necessary to: 2444 2445 a. Comply with the purpose of the base zoning district; 2446 b. Comply with the purpose of the applicable design standards of the base zoning; 2447 c. Achieve compatibility with the development pattern of other buildings on the 2448 block face or on the block face on the opposite side of the street; 2449 d. Achieve the applicable design review objectives; or 2450 e. Encourage the reuse of existing buildings when a modification to a noncomplying 2451 building results in the building becoming closer to complying with a specific 2452 design standard. 2453 2454 3. The director shall deny a request to modify a design standard if the design does not 2455 comply with the purpose of the base zoning district, the purpose of the applicable 2456 design standards or the applicable design review objectives and no modifications or 2457 conditions of approval can be applied that would make the design comply. 2458 4. The director may forward a request to modify a design standard to the planning 2459 commission if the director finds that the request for modification is greater than 2460 allowed by this chapter, a person receiving notice of the proposed modification can 2461 demonstrate that the request will negatively impact their property, or at the request of 2462 the applicant if the director is required to deny the request as provided in this section. 2463 2464 B. For properties subject to the H Historic Preservation Overlay District, the Hhistoric 2465 Llandmark Ccommission may modify any of the design standards in this chapter as part 2466 of the review of the standards in sSection 21A.34.020 of this title. 2467 2468 96 LEGISLATIVE DRAFT 2469 SECTION 10. Amending the Text of Section 21A.37.050. That Section 21A.37.050 of 2470 the Salt Lake City Code (Zoning: Design Standards: Design Standards Defined), shall be and 2471 hereby is amended to read as follows: 2472 21A.37.050: DESIGN STANDARDS DEFINED: 2473 2474 The design standards in this chapter are defined as follows. Each design standard includes a 2475 specific definition of the standard and may include a graphic that is intended to help further 2476 explain the standard; however, in cases where a conflict exists between the definition and the 2477 graphic, the definition shall take precedence. The table that follows (Section 21A.37.060) 2478 highlights the connection between each design standard and the zoning districts. It identifies 2479 whether a standard is required (emphasized by an X) or not (identified by a dash). Standards 2480 that are required are identified by an X or a number referencing the applicable standard. If 2481 there is a specific detail for the standard, it will also be identified in the table. 2482 2483 A. Ground Floor Use Aand Visual Interest: This standard’s purpose is to increase the 2484 amount of active uses and/or visual interest on the ground floor of a building. Active uses 2485 are those that support the vibrancy and usability of the public realm adjacent to a 2486 building, and encourage walk-in traffic. There are two (2) options for achieving this, one 2487 dealing solely with the amount of ground floor use, and the other combining a lesser 2488 amount of ground floor use with increased visual interest in the building facade’s design. 2489 The majority of the ground level facade of a building shall be placed parallel, and not at 2490 an angle, to the street. 2491 2492 1. Ground Floor Use Only: This option requires that a portion of the length of any 2493 street-facing building façade on the ground floor of a new principal building include 2494 active uses allowed in the zoning district other than parking. Active uses include retail 2495 establishments, retail services, civic spaces (theaters, museums, etc), restaurants, bars, 2496 art and craft studios, and other uses determined to be substantially similar by the 2497 planning director and/or planning commission. Unless other uses are specifically 2498 required by this title, residential uses may count towards the ground floor use 2499 requirement. The ground floor of all new buildings shall have a minimum floor to 2500 ceiling height of 16’ The ground floor use shall not consist of spaces that discourage 2501 walk-in traffic, such as a residential mailroom, common room, back of house 2502 functions, or private business offices associated with an active use. Allowed uses 2503 shall occupy a minimum portion percentage of the length of any street facing building 2504 of the street facing facade according to section 21A.37.060, tTable 21A.37.060 of this 2505 chapter. All portions of such ground floor spaces shall extend a minimum of twenty 2506 five feet (25’) into the building. Parking may be located behind these spaces. 2507 2508 97 LEGISLATIVE DRAFT a. For single-family attached uses, the required use depth may be reduced to ten feet 2509 (10’). 2510 b. The TSA (Transit Station Area), R-MU-35 (Residential Mixed-Use), R-MU-45 2511 (Residential Mixed-Use), FB-UN2 (Form Based Urban Neighborhood), FB-UN3 2512 (Form Based Urban Neighborhood), FBUN-SC (Form Based Urban 2513 Neighborhood Special Corridor Core), FBUN-SE (Form Based Urban 2514 Neighborhood Special Corridor Edge), CSHBD (Sugar House Business District) 2515 are not subject to the 16’ minimum floor to ceiling height required by this section. 2516 A zoning district that has a similar requirement, that requirement shall apply. 2517 c. For single-family or two-family uses, garages occupying up to fifty percent (50%) 2518 of the width length of the ground floor building facade are exempt from this 2519 requirement. 2520 d. For all other uses, vehicle entry and exit ways necessary for access to parking are 2521 exempt from this requirement. Such accessways shall not exceed thirty feet (30’) 2522 in width. Individual dwelling unit garages do not qualify for this exemption. 2523 e. Outdoor space may count for up to 25% of the required ground floor use 2524 requirement when the outdoor space is within a required or provided front or 2525 corner side yard setback if the outdoor space includes outdoor dining space, an 2526 outdoor recreation use, fenced off areas for pets, patio space with seating, or other 2527 similar use. The amount of outdoor space shall be calculated on a linear foot for 2528 linear foot basis. 2529 f. Areas such as kitchens, storage, bicycle parking, and other areas that are not 2530 accessible to customers shall not be counted towards the requirement for ground 2531 floor use and visual interest. 2532 2533 2. Ground Floor Use Aand Visual Interest: This option allows for some flexibility in the 2534 amount of required ground floor use, but in return requires additional design 2535 requirements for the purpose of creating increased visual interest and pedestrian 2536 activity where the lower levels of buildings face streets or sidewalks. This option 2537 identifies a required percentage of ground floor space that must be an active use, and 2538 the percentage of the building which must provide visual interest. An applicant 2539 utilizing this option must proceed through the design review process, Chapter 2540 21A.59), for review of the project for determination of the project’s compliance with 2541 those standards, and in addition, whether the design it contributes to increased visual 2542 interest through a combination of increased building material variety, architectural 2543 features, facade changes, art, and colors; and, increased pedestrian activity through 2544 permeability between the building and the adjacent public realm using niches, bays, 2545 gateways, porches, colonnades, stairs or other similar features to facilitate pedestrian 2546 interaction with the building. 2547 2548 Illustration of Regulation 21A.37.050.A.2 Ground Floor Use and Visual Interest 98 LEGISLATIVE DRAFT 2549 B. Building Materials: 2550 2551 1. All buildings which have been altered over 75% on the exterior facade shall comply 2552 with the material requirements detailed below. Buildings older than 50 years are 2553 exempt from this requirement if alterations are consistent with the existing 2554 architecture. 2555 2. For the purpose of the requirements below, a durable material is defined as any 2556 material that has a manufacturer’s warranty of a minimum of 20 years or is a natural 2557 material such as stone or wood, provided the wood is treated and maintained for 2558 exterior use. 2559 13. Ground Floor Building Materials: Other than windows and doors, a minimum amount 2560 of the ground floor facade’s wall area of any street facing facade shall be clad in 2561 durable materials according to sSection 21A.37.060, tTable 21A.37.060 of this 2562 chapter. Durable materials include stone, brick, masonry, textured or patterned 2563 concrete, and fiber cement board or other material that includes a minimum 2564 manufacturer warranty of 20 years from color fading, weather, and local climate 2565 induced degradation of the material. Other materials may be used for the remainder 2566 of the ground floor facade adjacent to a street. Other materials proposed to satisfy the 2567 durable requirement may be approved at the discretion of the Pplanning Ddirector if it 2568 is found that the proposed material is durable and is appropriate for the ground floor 2569 of a structure. 2570 1 Contribute to increased visual interest through a combination of increased building material variety, architectural features, facade changes, art, and colors. 2 Contribute to increased pedestrian activity through a clear visual relationship between the building and the adjacent public realm using niches, bays, gateways, porches, colonnades, stairs or other similar features. 99 LEGISLATIVE DRAFT 24. Upper Floor Building Materials: Floors above the ground floor level shall include 2571 durable materials on a minimum amount of any street facing building facade of those 2572 additional floors according to sSection 21A.37.060, tTable 21A.37.060 of this 2573 chapter. Windows and doors are not included in that minimum amount. Durable 2574 materials include stone, brick, masonry, textured or patterned concrete, and fiber 2575 cement board or other material that includes a minimum manufacturer warranty of 20 2576 years from color fading, weather, and local climate induced degradation of the 2577 material. Other materials may be approved at the discretion of the Planning Director 2578 if it is found that the proposed material is durable and is appropriate for the upper 2579 floor of a structure. 2580 2581 C. Glass: 2582 2583 1. Ground Floor Glass: The ground floor building elevation of all new buildings facing a 2584 street, and all new ground floor additions facing a street, shall have a minimum 2585 amount percentage of glass, or within a specified percentage range, as calculated 2586 between three feet (3’) and eight feet (8’) above grade according to sSection 2587 21A.37.060, tTable 21A.37.060 of this chapter. All ground floor glass shall allow 2588 unhampered and unobstructed visibility into the building for a depth of at least five 2589 feet (5’), excluding any glass etching and window signs when installed and permitted 2590 in accordance with cChapter 21A.46, “Signs”, of this title. The Pplanning Ddirector 2591 may approve a modification to ground floor glass requirements if the Pplanning 2592 Ddirector finds: 2593 2594 a. The requirement would negatively affect the historic character of an existing 2595 building; 2596 b. The requirement would negatively affect the structural stability of an existing 2597 building; or 2598 c. The ground level of the building is occupied by residential uses that face the 2599 street, in which case the specified minimum glass requirement may be reduced by 2600 fifteen percent (15%). 2601 2602 2603 2604 2605 2606 2607 Illustration of Regulation 21A.37.050.C.1 Ground Floor Glass (References the measurements in Table D, D-1) 100 LEGISLATIVE DRAFT 2608 2. Upper Floor Glass: Above the first floor of any multi-story building, the surface area 2609 of the facade of each floor facing a street must contain a minimum amount percentage 2610 of glass according to sSection 21A.37.060, tTable 21A.37.060 of this chapter. 2611 a. Reflective Glass: The maximum percentage of reflective glass, defined as glass 2612 with a coating that creates a mirror-like appearance, is allowed according to 2613 Section 21A.37.060, Table 21A.37.060 of this chapter, on both the ground floor 2614 and upper floor of buildings. 2615 2616 D. Building Entrances: A building entrance is defined as an entrance to a building that 2617 includes a door and entry feature such as a recess or canopy that provides customers with 2618 direct access to the use. For the purpose of this provision, an operable building entrance 2619 shall be open and accessible during the hours that the business is open and comply with 2620 applicable ADA standards. At least one operable building entrance on the ground floor is 2621 required for every street facing facade. Additional operable building entrances shall be 2622 required, at a minimum, at each specified length of street facing building facade 2623 according to sSection 21A.37.060, tTable 21A.37.060 of this chapter. The center of each 2624 additional entrance shall be located within six feet (6’) either direction of the specified 2625 location. Each ground floor nonresidential leasable space facing a street shall have an 2626 operable entrance facing that street and a walkway to the nearest sidewalk. Corner 2627 entrances, when facing a street and located at approximately a forty five degree (45°) 2628 1 The ground floor building elevation of all new buildings facing a street, and all new ground floor additions facing a street, shall have a minimum percentage of glass as indicated in the associated tables in this chapter, between three feet and eight feet above grade. 75% 101 LEGISLATIVE DRAFT angle to the two (2) adjacent building facades (chamfered corner), may count as an 2629 entrance for both of the adjacent facades. 2630 2631 2632 E. Maximum Length Oof Blank Wall: The maximum length of any blank wall uninterrupted 2633 by windows, doors, art or architectural detailing at the ground floor level along any street 2634 facing facade shall be as specified according to sSection 21A.37.060, tTable 21A.37.060 2635 of this chapter. Changes in plane, texture, materials, scale of materials, patterns, art, or 2636 other architectural detailing are acceptable methods to create variety and scale. This shall 2637 include architectural features such as bay windows, recessed or projected entrances, or 2638 windows, balconies, cornices, columns, or other similar architectural features. The 2639 architectural feature shall be either recessed a minimum of twelve inches (12”) or 2640 projected a minimum of twelve inches (12”). 2641 2642 Illustration of Regulation 21A.37.050.D Building Entrances (References the measurements in Table D, D-1) 1 At least one operable building entrance on the ground floor is required for every street facing facade. Additional operable building entrances shall be required, at a minimum distance as indicated in the associated tables in this chapter. Illustration of Regulation 21A.37.050.E Maximum Length of Blank Wall (References the measurements in Table D, Downtown Districts) 102 LEGISLATIVE DRAFT 2643 F. Maximum Length Oof Street Facing Facades: This requirement sets the maximum length 2644 of a single street facing façade of a structure. The purpose of this is to have building 2645 massing that better responds to human scale to create a walkable pedestrian environment. 2646 No street facing building wall may be longer than specified along a street line according 2647 to sSection 21A.37.060, tTable 21A.37.060 of this chapter. A minimum of twenty feet 2648 (20’) is required between separate buildings when multiple buildings are placed on a 2649 single parcel according to sSubsection 21A.36.010.B, “One Principal Building Per Lot”, 2650 of this title. The space between buildings shall include a pedestrian walkway at least five 2651 feet (5’) wide. 2652 2653 G. Upper Floor Stepback: 2654 2655 1. The upper floor stepback for For street facing facades is dependent on the height of 2656 the building according to Section 21A.37.060, Table 21A.37.060 of this chapter. For 2657 buildings that are between 78’ to 104’, or between 6 and 8 stories, a minimum 2658 stepback of 10’ is required at least 25’ above grade. For buildings above 105’, or 8 2659 stories, the stepback shall be a minimum of 15’ from the property line. The stepback 2660 shall appear after the first two to five floors. the first full floor, and all additional 2661 floors, above thirty feet (30’) in height from average finished grade shall be stepped 2662 1 The maximum length of any blank wall uninterrupted by windows, doors, art or architectural detailing at the ground floor level along any street facing façade shall be limited to the specified measurement indicated in the associated table in this chapter. 2 The architectural feature shall be either recessed a minimum of 12” or projected a minimum of 12”. 103 LEGISLATIVE DRAFT back a minimum horizontal distance from the front line of building, according to 2663 section 21A.37.060, table 21A.37.060 of this chapter. In addition to these provisions, 2664 20% of the entire building façade can meet the street at the lot line with no stepback. 2665 An alternative to this street facing facade step back requirement may be utilized for 2666 buildings limited to forty five feet (45’) or less in height by the zoning ordinance: 2667 those buildings may provide a four foot (4’) minimum depth canopy, roof structure, 2668 or balcony that extends from the face of the building toward the street at a height of 2669 between twelve feet (12’) and fifteen feet (15’) above the adjacent sidewalk. Such 2670 extension(s) shall extend horizontally parallel to the street for a minimum of fifty 2671 percent (50%) of the face of the building and may encroach into a setback as 2672 permitted per sSection 21A.36.020, tTable 21A.36.020.B, “Obstructions Iin Required 2673 Yards”, of this title. 2674 2675 2676 2. Stepbacks are required for full floors above the height, according to Section 2677 21A.37.060, Table 21A.37.060 of this chapter, measured from average finished grade 2678 Illustration of Regulation 21A.37.050.G1 Upper Floor Stepback 1 For buildings that are between 78’ to 104’, or between 6 and 8 stories, a minimum stepback of 10’ is required at least 25’ above grade. The stepback shall appear after the first 26’ to 65’, or 2 to 5 floors. In addition to these provisions, 20% of the entire building façade can meet the street at the lot line with no stepback. 2 For buildings above 104’, or 8 stories, the stepback shall be a minimum of 15’ from the property line. The stepback shall appear after the first 26’ to 65’, or 2 to 5 floors. In addition to these provisions, 20% of the entire building façade can meet the street at the lot line with no stepback. 104 LEGISLATIVE DRAFT that have facades facing single- or two-family residential districts with a permitted 2679 height that is 35’ or less, a public trail or public open space. The purpose of this 2680 provision is to reduce the impact that buildings over a certain height have on abutting 2681 properties when the abutting properties have a permitted height that is 35’ or less. For 2682 facades facing single- or two-family residential districts, a public trail or public open 2683 space the first full floor, and all additional floors, above thirty feet (30’) in height 2684 from average finished grade shall be stepped back a minimum horizontal distance 2685 from the corresponding required yard setback (building line) according to section 2686 21A.37.060, table 21A.37.060 of this chapter. 2687 3. For street facing facades the first full floor, and all additional floors, above thirty feet 2688 (30’) in height from average finished grade shall be stepped back a minimum 2689 horizontal distance from the front line of building, according to Section 21A.37.060, 2690 Table 21A.37.060 of this chapter. An alternative to this street facing facade step back 2691 requirement may be utilized for buildings limited to forty five feet (45’) or less in 2692 height by the zoning ordinance: those buildings may provide a four foot (4’) 2693 minimum depth canopy, roof structure, or balcony that extends from the face of the 2694 building toward the street at a height of between twelve feet (12’) and fifteen feet 2695 (15’) above the adjacent sidewalk. Such extension(s) shall extend horizontally 2696 parallel to the street for a minimum of fifty percent (50%) of the face of the building 2697 and may encroach into a setback as permitted per Section 21A.36.020, Table 2698 21A.36.020.B, “Obstructions in Required Yards”, of this title. 2699 4. Floors rising above thirty feet (30’) in height shall be stepped back fifteen (15) 2700 horizontal feet from the building foundation at grade for building elevations that are 2701 adjacent to a public street, public trail, or public open space. This stepback does not 2702 apply to buildings that have balconies on floors rising above thirty feet (30’) in 2703 height. 2704 2705 H. Exterior Lighting: All exterior lighting shall be shielded and directed down to prevent 2706 light trespass onto adjacent properties. Exterior lighting shall not strobe, flash or flicker. 2707 2708 I. Parking Lot Lighting: If a parking lot/structure is adjacent to a residential zoning district 2709 or land use, any poles for the parking lot/structure security lighting are limited to sixteen 2710 feet (16’) in height and the globe must be shielded and the lighting directed down to 2711 minimize light encroachment onto adjacent residential properties or into upper level 2712 residential units in multi-story buildings. Lightproof fencing is required adjacent to 2713 residential properties. 2714 2715 J. Screening Oof Mechanical Equipment: All mechanical equipment for a building shall be 2716 screened from public view and sited to minimize their visibility and impact. Examples of 2717 such impact-minimizing siting include on the roof, enclosed or otherwise integrated into 2718 the architectural design of the building, or in a rear or side yard area subject to yard 2719 location restrictions found in sSection 21A.36.020, tTable 21A.36.020.B, “Obstructions 2720 Iin Required Yards”, of this title. 2721 105 LEGISLATIVE DRAFT 2722 K. Screening Oof Service Areas: Service areas, loading docks, refuse containers, utility 2723 meters, and similar areas shall be fully screened from public view. All screening 2724 enclosures viewable from the street shall be either incorporated into the building 2725 architecture or shall incorporate building materials and detailing compatible with the 2726 building being served. Waste and loading facilities are prohibited from being located on 2727 street-facing facades and shall be co-located and screened when possible. Exceptions to 2728 this requirement may be approved by the planning director when the service provides 2729 power or some form of utilities in and around the surrounding area. Exemptions may also 2730 be approved through the site plan review process when a permit applicant demonstrates 2731 that it is not feasible to accommodate these activities on the block interior. If such 2732 activities are permitted adjacent to a public street, a visual screening design approved by 2733 the planning director shall be required. 2734 2735 1. All screening devices shall be a minimum of one foot (1’) higher than the object 2736 being screened, and in the case of fences and/or masonry walls the height shall not 2737 exceed eight feet (8’). Dumpsters must be located a minimum of twenty five feet 2738 (25’) from any building on an adjacent lot that contains a residential dwelling or be 2739 located inside of an enclosed building or structure. 2740 2741 L. Ground Floor Residential Entrances for Dwellings with Individual Unit Entries Single-2742 Family Dwellings: For the zoning districts listed in sSection 21A.37.060, tTable 2743 21A.37.060 of this chapter, all attached dwellings including attached single-family 2744 dwellings, townhomes, row houses, multi-family developments with ground floor uses, 2745 and other similar housing types located on the ground floor shall have a primary entrance 2746 facing the street for each unit adjacent to a street. Units may have a primary entrance 2747 located on a courtyard, midblock walkway, or other similar area if the street facing 2748 facades also have a primary entrance. 2749 2750 M. Parking Garages Oor Structures: The following standards shall apply to parking garages 2751 or structures whether stand alone or incorporated into a building: 2752 2753 1. Parking structures shall have an external skin designed to improve visual character 2754 when adjacent to a public street or other public space. Examples include heavy gauge 2755 metal screen, precast concrete panels; live green or landscaped walls, laminated or 2756 safety glass, decorative photovoltaic panels or match the building materials and 2757 character of the principal use. The planning director may approve other decorative 2758 materials not listed if the materials are in keeping with the decorative nature of the 2759 parking structure. 2760 2. The architectural design of the facades should express the internal function of the 2761 structure. Facade elements shall align to parking levels and there shall be no sloped 2762 surfaces visible from a public street, public trail or public open space. 2763 106 LEGISLATIVE DRAFT 3. Internal circulation must be designed such that parking surfaces are level (or without 2764 any slopes) along all primary facades. All ramping between levels need to be placed 2765 along the secondary facade or to the center of the structure. Parking structures shall 2766 be designed to conceal the view of all parked cars and drive ramps from public 2767 spaces. 2768 4. Elevator and stairs shall be highlighted architecturally so visitors, internally and 2769 externally, can easily access these entry points both internally and externally. 2770 5. Signage and wayfinding shall be integrated with the architecture of the parking 2771 structure and be architecturally compatible with the design. The entrances of Ppublic 2772 parking structures entrances shall be clearly signed from public streets. 2773 6. Interior garage lighting shall not produce glaring sources toward adjacent properties 2774 while providing safe and adequate lighting levels. The use of sensor dimmable LEDs 2775 and white stained ceilings are a good strategy to control light levels on site while 2776 improving energy efficiency. 2777 7. Where a driveway crosses a public sidewalk, the driveway shall be a different color, 2778 texture, or paving material than the sidewalk to warn drivers of the possibility of 2779 pedestrians in the area. 2780 8. The ground floor street level facing facades of all parking structures shall be wrapped 2781 along all street frontages with habitable space that is occupied by a use that is allowed 2782 in the zone as a permitted or conditional use. 2783 9. Parking structures shall be designed to minimize vehicle noise and odors on the 2784 public realm. Venting and fan locations shall not be located next to public spaces and 2785 shall be located as far as possible from adjacent residential land uses. 2786 10. If the parking structure is adjacent to a midblock walkway, pedestrian oriented 2787 elements shall be provided. These may include, but are not limited to seating and 2788 vegetation. 2789 2790 N. Residential Character Iin RB District: 2791 2792 1. All roofs shall be pitched and of a hip or gable design except additions or expansions 2793 to existing buildings may be of the same roof design as the original building; 2794 2. The remodeling of residential buildings for retail or office use shall be allowed only if 2795 the residential character of the exterior is maintained; 2796 3. The front building elevation shall contain not more than fifty percent (50%) glass; 2797 4. Signs shall conform with special sign regulations of cChapter 21A.46, “Signs”, of this 2798 title; 2799 5. Building orientation shall be to the front or corner side yard; and 2800 6. Building additions shall consist of materials, color and exterior building design 2801 consistent with the existing structure, unless the entire structure is resurfaced. 2802 2803 107 LEGISLATIVE DRAFT O. Primary Entrance Design Iin SNB District: Primary entrance design shall consist of at 2804 least two (2) of the following design elements at the primary entrance, so that the primary 2805 entrance is architecturally prominent and clearly visible from the abutting street. 2806 2807 1. Architectural details such as arches, friezes, tile work, canopies, or awnings. 2808 2. Integral planters or wing walls that incorporate landscape or seating. 2809 3. Enhanced exterior light fixtures such as wall sconces, light coves with concealed light 2810 sources, or decorative pedestal lights. 2811 4. A repeating pattern of pilasters projecting from the facade wall by a minimum of 2812 eight inches (8”) or architectural or decorative columns. 2813 5. Recessed entrances that include a minimum stepback of two feet (2’) from the 2814 primary facade and that include glass on the sidewalls. 2815 2816 P. Streetscape Standards: These standards are required for landscaping that is within the 2817 public right of way. This is defined as the space between the private property line and the 2818 back of the curb. 2819 2820 1. Tree Canopy Coverage: No tree canopy shall cover less than the specified percentage 2821 according to Section 21A.37.060, Table 21A.37.060 of this chapter. The defined 2822 percentage represents the canopy coverage at maturity. At installation, a minimum of 2823 20% of all trees shall have a minimum caliper of 3”. 2824 2825 2826 Illustration of Regulation 21A.37.050.P.1 Tree Canopy Coverage 1 No tree canopy coverage shall cover less than the specified percentage according to Section 21A.37.060, Table 21A.37.060 of this chapter. 108 LEGISLATIVE DRAFT 2. Minimum Vegetation Standards: The percentage of vegetation shall be no less than 2827 the specified amount according to Chapter 21A.48. The vegetation shall be planted in 2828 the public right of way. 2829 2830 2831 3. Street Trees: Street trees are required and subject to the regulations in Section 2832 21A.48.080. In addition to those standards, for every new development, there shall be 2833 one street tree planted for every 30’ of street frontage. 2834 4. Soil Volume: In order to promote street tree health and longevity, each tree shall have 2835 an adequate volume of soil. The soil volume surrounding a tree shall be 750ft3 to 2836 1,000ft3 per tree, provided that this area is exclusive of the soils volume calculation 2837 for adjacent trees. The soil volume may be reduced if under ground utilities are 2838 present within the soil volume and the soil volume cannot be extended horizontally 2839 due to other obstructions or barriers. 2840 2841 Illustration of Regulation 21A.37.050.P.2 Minimum Vegetation Standards (References the measurements in Table D, Downtown Districts) 1 The percentage of vegetation shall be no less than the specified percentage according to Chapter 21A.48. 2 Vegetation shall be planted in the public right of way. Illustration of Regulation 21A.37.050.P.4 Soil Volume 109 LEGISLATIVE DRAFT 2842 5. Minimize Curb Cuts: As an effort to emphasize the public realm and encourage the 2843 safety of pedestrians, places where cars intersect the street shall be minimized. More 2844 specifically, curb cuts are encouraged to be concentrated at midblock and alley 2845 locations. The sidewalk material shall continue at ground level of the curb cuts. 2846 2847 2848 6. Overhead Cover: Overhead covers are required at building entrances to provide 2849 weather protection to pedestrians and may encroach into a required yard as indicated 2850 in this section or into a public right of way with an approved encroachment agreement 2851 with the City. These coverings are required to be between 9 and 14’ above the level 2852 of the sidewalk. They shall also provide coverage with a minimum depth of 6’ and 2853 project no closer to the curb than 3’. 2854 2855 1 The soil volume surrounding a tree shall be 750ft3 to 1,000ft3 per tree, provided that this area is exclusive of the soils volume calculation for adjacent trees. Illustration of Regulation 21A.37.050.P.5 Minimize Curb Cuts 1 Curb cuts are encouraged to be concentrated at midblock and alley locations. 110 LEGISLATIVE DRAFT 2856 7. Streetscape Landscaping: All vegetation used along the streetscape must comply with 2857 the landscape requirements set forth in Chapter 21A.48. 2858 2859 Q. Height Transitions: This measurement is applied to control the size and shape of the 2860 building envelope or portion thereof for such purposes as promoting transition in scale 2861 between buildings of different heights, protecting access to sunlight, and/or limiting 2862 shadow and overlook on neighboring properties. A transition may be achieved by relating 2863 a building’s form to those that surround it through the following way. An angular plane 2864 of 45°, measured from the relevant property lines, should be used to provide a frame of 2865 reference for transition in scale from proposed high-rise buildings down to lower scale 2866 areas. The transition is required when development is directly adjacent to a zone with a 2867 height maximum of 35’ or less or adjacent to a local historic landmark site. These 2868 standards do not apply when a right of way separates the buildings. 2869 2870 Illustration of Regulation 21A.37.050.P.6 Overhead Cover 1 The shade structure shall occur between 9 and 14’ above the level of the sidewalk. 2. The shade shall provide a minimum coverage of 6’ in width. 3. The cover shall project no closer than 3’ to the curb. Illustration of Regulation 21A.37.050.Q Height Transitions 111 LEGISLATIVE DRAFT 2871 R. Horizontal articulation: Buildings shall be designed in such a way that they are 2872 appropriately scaled to the pedestrian at the street level. This scale is emphasized through 2873 authentic breaks in the façade. These breaks shall be articulated on the primary façade to 2874 the full height of the building to the cornice or to the full height of the building to the first 2875 horizontal setback. There may be a maximum spacing of 60’ for horizontal articulation. 2876 Horizontal articulation shall be achieved through one of the following architectural 2877 features: 2878 2879 a. Bay windows: Bay windows shall be a minimum of two feet in depth and four feet in 2880 width; or 2881 b. Recessed entrances or windows: These shall be recessed a minimum of four feet in 2882 depth and six feet in width. Canopies or awnings are required at primary building 2883 entries; or 2884 c. Niches: Niches shall be a minimum of two feet in depth and four feet in width; or 2885 d. Openings for gates that are a minimum of four feet in width; or 2886 e. Porches measuring at least 48 square feet; or 2887 f. Colonnades that are a minimum of four feet in width. 2888 2889 2890 1 An angular plane of 45°, measured from the relevant property lines, should be used to provide a frame of reference for transition in scale from proposed high-rise buildings down to lower scale areas. The transition is required when development is adjacent to a zone with a height maximum of 35’ or less or adjacent to a local historic landmark site. 112 LEGISLATIVE DRAFT SECTION 11. Amending the Text of Section 21A.37.060. That Section 21A.37.060 of 2891 the Salt Lake City Code (Zoning: Design Standards: Design Standards Required in Each Zoning 2892 District), shall be and hereby is amended to read as follows: 2893 2894 21A.37.060: DESIGN STANDARDS REQUIRED IN EACH ZONING DISTRICT: 2895 2896 This section identifies each design standard and to which zoning districts the standard 2897 applies. If a box is checked (X), that standard is required. If a box not checked is blank, it is 2898 not required. If a specific dimension or detail of a design standard differs among zoning 2899 districts or differs from the definition, it will be indicated within the box. In cases when 2900 where a dimension in this table conflicts with a dimension in the definition, the dimensions 2901 listed in the table supersede those in the definition shall take precedence. 2902 2903 114 LEGISLATIVE DRAFT TABLE 21A.37.060 2904 A. Residential Districts: 2905 2906 Standard (Code Section) District RMF-3 0 RMF-3 5 RMF-4 5 RMF-7 5 RB R-MU-35 R-MU-45 R-M U RO Ground floor use (%) (21A.37.050.A.1) 75 75 Ground floor use + visual interest (%) (21A.37.050.A.2) Building materials: ground floor (%) (21A.37.050B.31) 80 80 Building materials: upper floors (%) (21A.37.050.B.42) Glass: ground floor (%) (21A.37.050.C.1) 60 60 40 Glass: upper floors (%) (21A.37.050.C.2) Building entrances (feet) (21A.37.050.D) 75 75 X Blank wall: maximum length (feet) (21A.37.050.E) 15 15 15 Street facing facade: maximum length (feet) (21A.37.050.F) 2907 115 LEGISLATIVE DRAFT 2908 2909 Standard (Code Section) District RMF-3 0 RMF-3 5 RMF-4 5 RMF-7 5 RB R-MU-35 R-MU-45 R-M U RO Upper floor step back stepback (feet) (21A.37.050.G.2 and 21A.37.050.G.3) 10 Lighting: exterior (21A.37.050.H) Lighting: parking lot (21A.37.050.I) X X Screening of mechanical equipment (21A.37.050.J) X X X Screening of service areas (21A.37.050.K.1) X X X Ground floor residential entrances for dwellings with individual unit entries (21A.37.050.L) Parking garages or structures (21A.37.050.M) Residential character in RB District (21A.37.050.N) X 2910 2911 2912 2913 2914 2915 116 LEGISLATIVE DRAFT 2916 B. Commercial Districts: 2917 2918 Standard (Code Section) District SNB CN CB CS CC CSHB D CG1 TSA Ground floor use (%) (21A.37.050.A.1) 80 802 80 Ground floor use + visual interest (%) (21A.37.050.A.2) 60/25 70/20 60/25 Building materials: ground floor (%) (21A.37.050.B.13) 80 70 90 Building materials: upper floors (%) (21A.37.050.B.42) 60 60 Glass: ground floor (%) (21A.37.050.C.1) 40 40 40 40 60 60 Glass: upper floors (%) (21A.37.050.C.2) 25 Reflective Glass: ground floor (%) (21A.37.050.C.1) 0 Reflective Glass: upper floors (%) (21A.37.050.C.2) 40 Building entrances (feet) (21A.37.050.D) X X X X X 40 40X 40 Blank wall: maximum length (feet) (21A.37.050.E) 15 15 15 15 20 15 Street facing facade: maximum length (feet) (21A.37.050.F) 200 200 200 Upper floor step back stepback (feet) (21A.37.050.G.2 and 21A.37.050.G.3) 15 X Façade height for required step back stepback (21A.37.050.G.2) 30 Lighting: exterior (21A.37.050.H) X X X 2919 117 LEGISLATIVE DRAFT 2920 2921 Standard (Code Section) District SNB CN CB CS CC CSHB D CG TSA Lighting: parking lot (21A.37.050.I) X X X X X X X X Screening of mechanical equipment (21A.37.050.J) X X X X X Screening of service areas (21A.37.050.K) X X X X X X Ground floor residential entrances for dwellings with individual unit entries (21A.37.050.L) X Parking garages or structures (21A.37.050.M) X Primary entrance design SNB District (21A.37.050.O) X Tree canopy coverage (%) (21A.37.050.P.1) 40 Minimum vegetation standards (%) (21A.37.050.P.2) X Street trees (21A.37.050.P.3) X Soil volume (21A.37.050.P.4) X Minimize curb cuts (21A.37.050.P.5) X Overhead cover (21A.37.050.P.6) X Streetscape landscaping (21A.37.050.P.7) X Height transitions: angular plane for adjacent buildings (21A.37.050.Q) Horizontal articulation (21A.37.050.R) X Notes: 2922 1. These standards only apply to the portion of the CG district within the boundaries of north of 900 S, south of 200 S, 2923 west 300 W and east of I-15. 2924 2. Maximum width of the entrance shall be 35’ if the additional 20% is used for an entrance to a parking structure. 2925 2926 118 LEGISLATIVE DRAFT C. Manufacturing Districts: 2927 Standard (Code Section) District M-1 M-2 Ground floor use (%) (21A.37.050.A.1) Ground floor use + visual interest (%) (21A.37.050.A.2) Building materials: ground floor (%) (21A.37.050.B.1) Building materials: upper floors (%) (21A.37.050.B.2) Glass: ground floor (%) (21A.37.050.C.1) Glass: upper floors (%) (21A.37.050.C.2) Building entrances (feet) (21A.37.050.D) Blank wall: maximum length (feet) (21A.37.050.E) Street facing facade: maximum length (feet) (21A.37.050.F) Upper floor step back stepback (feet) (21A.37.050.G) Lighting: exterior (21A.37.050.H) X X Lighting: parking lot (21A.37.050.I) X X Screening of mechanical equipment (21A.37.050.J) 119 LEGISLATIVE DRAFT Screening of service areas (21A.37.050.K) Ground floor residential entrances (21A.37.050.L) Parking garages or structures (21A.37.050.M) 2928 D. Downtown Districts: 2929 Standard (Code Section) District D-1 D-2 D-3 D-4 Ground floor use (%) (21A.37.050.A.1) 90 7580 80 753 80 Ground floor use + visual interest (%) (21A.37.050.A.2) 80/10 60/25 70/20 70/20 70/20 Building materials: ground floor (%) (21A.37.050.B.1) 70 80 7021 70 Building materials: upper floors (%) (21A.37.050.B.2) 50 50 7021 50 Glass: ground floor (%) (21A.37.050.C.1) 40/601 40 60 40 60 40 60 Glass: upper floors (%) (21A.37.050.C.2) 50 25 50 50 50 Reflective Glass: ground floor (%) (21A.37.050.C.1) 0 0 0 0 Reflective Glass: upper floors (%) (21A.37.050.C.2) 50 50 50 50 Building entrances (feet) (21A.37.050.D) 40 50 40 60 60 Blank wall: maximum length (feet) (21A.37.050.E) 20 15 20 20 20 Street facing facade: maximum length (feet) (21A.37.050.F) 150 200 150 150 Upper floor step back stepback (feet) (21A.37.050.G.1) X X X X Lighting: exterior (21A.37.050.H) X X 120 LEGISLATIVE DRAFT Lighting: parking lot (21A.37.050.I) X Screening of mechanical equipment (21A.37.050.J) X X X Screening of service areas (21A.37.050K) X Screening of service areas (21A.37.050.K) X X X X Ground floor residential entrances for dwellings with individual unit entries (21A.37.050.L) Parking garages or structures (21A.37.050.M) X2 X2 Tree canopy coverage (%) (21A.37.050.P.1) 40 40 40 40 Minimum vegetation standards (21A.37.050.P.2) X X X X Street trees (21A.37.050.P.3) X X X X Soil volume (21A.37.050.P.4) X X X X Minimize curb cuts (21A.37.050.P.5) X X X X Overhead cover (21A.37.050.P.6) X X X X Streetscape landscaping (21A.37.050.P.7) X X X X Height transitions: angular plane for adjacent zone districts (21A.37.050.Q) X X X Horizontal articulation (21A.37.050.R) X X X X 2930 Notes: 2931 1. Minimum requirement is 60 percent when project is within the Main Street retail core. In the D-3 zoning district 2932 this percentage applies to all sides of the building, not just the front or street facing facade. 2933 2. In the D-3 Zoning District this percentage applies to all sides of the building, not just the front or street facing 2934 facade. Parking structures shall be located behind principal buildings. This requirement may be modified so that 2935 structures may be located at least 15’ from front and corner side lot lines if a minimum of seventy five percent 2936 (75%) of the ground floor adjacent to a sidewalk is used for retail goods/service establishments, office and/or 2937 restaurant space to encourage pedestrian activity. The facades of the ground floor shall be designed to be 2938 compatible and consistent with the associated retail or office portion of the building and other retail uses in the 2939 area. 2940 3. This percentage applies only as a requirement as noted in subsection 21A.30.045C7b of this title for projects 2941 that are seeking conditional height. 2942 121 LEGISLATIVE DRAFT 2943 E. Gateway Districts: 2944 Standard (Code Section) District G-MU Ground floor use (%) (21A.37.050.A.1) 80 Ground floor use + visual interest (%) (21A.37.050.A.2) 70/20 Building materials: ground floor (%) (21A.37.050.B.1) 70 Building materials: upper floors (%) (21A.37.050.B.2) 50 Glass: ground floor (%) (21A.37.050.C.1) 60 Glass: upper floors (%) (21A.37.050.C.2) 50 Reflective Glass: ground floor (%) (21A.37.050.C.1) 0 Reflective Glass: upper floors (%) (21A.37.050.C.2) 50 Building entrances (feet) (21A.37.050.D) 40 Blank wall: maximum length (feet) (21A.37.050.E) 15 Street facing facade: maximum length (feet) (21A.37.050.F) 150 Upper floor stepback (feet) (21A.37.050.G.1) X Lighting: exterior (21A.37.050.H) X1 Lighting: parking lot (21A.37.050.I) X1 Screening of mechanical equipment (21A.37.050.J) X Screening of service areas (21A.37.050.K) X Ground floor residential entrances for dwellings with individual unit entries (21A.37.050.L) 122 LEGISLATIVE DRAFT Parking garages or structures (21A.37.050.M) X2 Tree canopy coverage (%) (21A.37.050.P.1) 40 Minimum vegetation standards (21A.37.050.P.2) X Street trees (21A.37.050.P.3) X Soil volume (21A.37.050.P.4) X Minimize curb cuts (21A.37.050.P.5) X Overhead cover (21A.37.050.P.6) X Streetscape landscaping (21A.37.050.P.7) X Height transitions: angular plane for adjacent zone districts (21A.37.050.Q) X Horizontal articulation (21A.37.050.R) X 2945 Notes: 2946 1. Sidewalks and street lamps installed in the public right-of- way shall be of the type specified 2947 in the sidewalk/street lighting policy document adopted by the city. 2948 2. Parking structures shall be located behind principal buildings. This requirement may be 2949 modified so that structures may be located at least 15’ from front and corner side lot lines if a 2950 minimum of seventy five percent (75%) of the ground floor adjacent to a sidewalk is used for 2951 retail goods/service establishments, office and/or restaurant space to encourage pedestrian 2952 activity. The facades of the ground floor shall be designed to be compatible and consistent 2953 with the associated retail or office portion of the building and other retail uses in the area. 2954 2955 2956 2957 123 LEGISLATIVE DRAFT EF. Special Purpose Districts: 2958 Standard (Code Section) District RP BP FP AG AG-2 AG-5 AG-20 PL PL-2 I UI OS NOS MH EI MU Ground floor use (%) (21A.37.050.A.1) Ground floor use + visual interest (%) (21A.37.050.A.2) Building materials: ground floor (%) (21A.37.050.B.1) Building materials: upper floors (%) (21A.37.050.B.2) Glass: ground floor (%) (21A.37.050.C.1) 40-70 Glass: upper floors (%) (21A.37.050.C.2) Building entrances (feet) (21A.37.050.D) X Blank wall: maximum length (feet) (21A.37.050.E) 15 Street facing facade: maximum length (feet) (21A.37.050.F) 124 LEGISLATIVE DRAFT Upper floor step back stepback (feet) (21A.37.050.G) Lighting: exterior (21A.37.050.H) X X X Lighting: parking lot (21A.37.050.I) X X Screening of mechanical equipment (21A.37.050.J) X Screening of service areas (21A.37.050.K) X Ground floor residential entrances (21A.37.050.L) Parking garages or structures (21A.37.050.M) Tree canopy coverage (%) (21A.37.050.P.1) Minimum vegetation standards (21A.37.050.P.2) Street trees (21A.37.050.P.3) Soil Volume (21A.37.050.P.4) 125 LEGISLATIVE DRAFT Minimize curb cuts (21A.37.050.P.5) Overhead cover (21A.37.050.P.6) Streetscape landscaping (21A.37.050.P.7) Height transitions: angular plane for adjacent zone districts (21A.37.050.Q) Horizontal articulation (21A.37.050.R) 2959 126 LEGISLATIVE DRAFT G. Form Based Districts: 2960 Standard (Code Section) District FB-UN1 FB-UN2 FB-UN3 FB-SC FB-SE Ground floor use (%) (21A.37.050.A.1) 75 753 75 75 Ground floor use + visual interest (%) (21A.37.050.A.2) Building materials: ground floor (%) (21A.37.050.B.3) 70 70 70 70 70 Building materials: upper floors (%) (21A.37.050.B.4) 70 70 70 70 70 Glass: ground floor (%) (21A.37.050.C.1) 601 601 601 601 601 Glass: upper floors (%) (21A.37.050.C.2) 15 15 15 15 15 Reflective Glass: ground floor (%) (21A.37.050.C.1) Reflective Glass: upper floors (%) (21A.37.050.C.2) Building entrances (feet) (21A.37.050.D) 75 75 75 75 75 Blank wall: maximum length (feet) (21A.37.050.E) 15 15 30 30 30 Street facing facade: maximum length (feet) (21A.37.050.F) 200 200 200 200 200 Upper floor step backstepback (feet) (21A.37.050.G.4) X X X X Lighting: exterior (21A.37.050.H) X X X Lighting: parking lot (21A.37.050.I) X X X Screening of mechanical equipment (21A.37.050.J) X X X 127 LEGISLATIVE DRAFT Screening of service areas (21A.37.050.K.1) X X X2 Ground floor residential entrances for dwellings with individual unit entries (21A.37.050.L) X X X Parking garages or structures (21A.37.050.M) X X X X X Tree canopy coverage (%) (21A.37.050.P.1) 40 40 40 Minimum vegetation standards (21A.37.050.P.2) X X X Street trees (21A.37.050.P.3) X X X X X Soil volume (21A.37.050.P.4) X X X Minimize curb cuts (21A.37.050.P.5) X X X Overhead cover (21A.37.050.P.6) Streetscape landscaping (21A.37.050.P.7) X X X Height transitions: angular plane for adjacent zone districts (21A.37.050.Q) X X X Horizontal articulation (21A.37.050.R) X X X Notes: 2961 1. This may be reduced to twenty percent (20%) if the ground floor is within one of the 2962 following building types: urban house, two-family, cottage, and row house. 2963 2. Except where specifically authorized by the zone. 2964 3. For buildings with street facing facades over 100' in length, a minimum of 30% of the 2965 façade length shall be an “active use” as defined in Subsection 21A.37.050.A.1. Except 2966 for the rowhouse building form, residential units shall not count as an “active use” toward 2967 the 30% minimum. 2968 2969 128 LEGISLATIVE DRAFT SECTION 12. Amending the Text of Section 21A.44.060. That Section 21A.44.060 of 2970 the Salt Lake City Code (Zoning: Off Street Parking, Mobility and Loading), shall be and hereby 2971 is amended to read as follows: 2972 21A.44.060: PARKING LOCATION AND DESIGN: 2973 2974 All required parking areas shall be located and designed in accordance with the 2975 standards in this Chapter 21A.44: Off Street Parking, Mobility, and Loading and the 2976 standards in the Off Street Parking Standards Manual. Modifications to the standards 2977 of this Section 21A.44.060 may be granted through the design review process, subject 2978 to conformance with the standards and procedures of Chapter 21A.59: Design Review. 2979 2980 A. Generally: 2981 2982 1. Parking Located on Same Lot as Use or Building Served: All parking 2983 spaces required to serve buildings or uses erected or established after the 2984 effective date of this ordinance shall be located on the same lot as the 2985 building or use served, unless otherwise allowed pursuant to Subsection 2986 21A.44.060.A.4, “Off-Site Parking Permitted”. 2987 2988 2. Biodetention and Landscape Islands in General and Neighborhood Center 2989 Contexts: For parking lots with one hundred (100) or more parking spaces in the 2990 General Context and Neighborhood Center Context areas, parking lot islands or 2991 biodetention areas shall be provided on the interior of the parking lot to help 2992 direct traffic flow and to provide landscaped areas within such lots. 2993 2994 3. Parking Location and Setbacks: All parking shall comply with the parking 2995 restrictions within yards pursuant to Table 21A.44.060-A, “Parking 2996 Location and Setback Requirements“. 2997 2998 2999 TABLE 21A.44.060-A: PARKING LOCATION AND SETBACK REQUIREMENTS: N = parking prohibited between lot line and front line of the principal building Zoning District Front Lot Line Corner Side Lot Line Interior Side Lot Line Rear Lot Line GENERAL CONTEXT Residential (FR Districts, RB, RMF, RO) FR N Parking in driveways that comply with all applicable city standards is exempt 6 ft. R-1, R-2, SR-1, 0 ft. 129 LEGISLATIVE DRAFT SR-2 from this restriction. 0 ft. RMF-30 N 0 ft.; or 10 ft. when abutting any 1-2 family residential district RMF-35, RMF- 45, RMF-75, RO 0 ft.; or 10 ft. when abutting any 1-2 family residential district. Limited to 1 side yard except for single- family attached lots. Commercial and Manufacturing (CC, CS, CG, M-1, M-2, SNB) CC 15 ft. 0 ft.; or 7 ft. when abutting any residential district CS 0 ft.; or 15 ft. when abutting any residential district CG 10 ft. N. See also Subsection 21A.26.070.I M-1 15 ft. M-2 0 ft.; or 50 ft. when abutting any residential district Special Purpose Districts A 0 ft. 0 ft. AG, AG-2, AG- 5, AG-20 N BP 8 ft.; or 30 ft. when abutting any residential district EI 10 ft. 30 ft. 30 ft. 20 ft. 130 LEGISLATIVE DRAFT FP 20 ft. 6 ft. 0 ft. I 0 ft.; or 15 ft. when abutting any residential district MH 0 ft. OS 30 ft. 10 ft. PL 0 ft.; or 10 ft. when abutting any residential district PL-2 20 ft. RP 30 ft. 8 ft.; or 30 ft. when abutting any residential district NEIGHBORHOOD CENTER CONTEXT CB , CN, SNB N 0 ft.; or 7 ft. when abutting any 1-2 family residential district R-MU-35, R- MU-45 Surface Parking: N Parking Structures: 45’ or located behind principal building Limited to 1 side yard, 0 ft.; or 10 ft. when abutting any 1-2 family residential district 0 ft.; or 10 ft. when abutting any 1-2 family residential district RB, SR-3, FB- UN1, FB-SE N 0 ft. URBAN CENTER CONTEXT CSHBD1 N 0 ft.; or 7 ft. when abutting any residential district CSHBD2 0 ft.; or 7 ft. when abutting any 1-2 family residential district D-2 Surface Parking: N 20 ft. Surface parking must be located behind the principal structure and comply with other requirements of 0 ft. 131 LEGISLATIVE DRAFT Subsection 21A.30.010.F Parking Structures: N MU Surface Parking: 25 ft. or located behind principal structure Parking Structures: 45 ft. or located behind principal structure 0 ft.; limited to 1 side yard 0 ft. TSA-T See Subsection 21A.44.060.B.2 0 ft. TRANSIT CONTEXT D-1 See Subsection 21A.44.060.B.1 D-3 D-4 See Subsections 21A.44.060.B.1, 21A.30.010.F and 21A.31.010.H 0 ft. G-MU FB-UN2, FB- UN3, FB-SC N TSA-C See Subsection 21A.44.060.B.2 R-MU Surface Parking: 30 ft. Parking Structures: 45 ft. or located behind principal structure 0 ft.; or 10 ft. when abutting any 1-2 family residential district Surface parking at least 30 ft. from front lot line. 0 ft.; or 10 ft. when abutting any 1-2 family residential district UI 0 ft; Hospitals: 30 ft. 0 ft.; or 15 ft. when abutting any 1-2 family residential district; Hospitals: 10 ft. 0 ft.; or 15 ft. when abutting any 1-2 family residential district; Hospitals: 10 ft. 132 LEGISLATIVE DRAFT 3000 3001 4. Off-Site Parking Permitted: When allowed as either a permitted or conditional 3002 use per Chapter 21A.33, “Land Use Tables”, off-site parking facilities may be 3003 used to satisfy the requirements of this chapter and shall comply with the 3004 following standards: 3005 3006 a. Maximum Distance of Off-Site Parking: Off-site parking shall be located 3007 according to the distance established in Table 21A.44.060-B, “Maximum 3008 Distances for Off-Site Parking“ (measured in a straight line from the 3009 property boundary of the principal use for which the parking serves to the 3010 closest point of the parking area). 3011 3012 Table 21A.44.060-B: Maximum Distances for Off-Site Parking: Context Maximum Distance to Off-Site Parking Neighborhood Center 600 ft. General Legal Nonconforming Use in Residential District Urban Center 1,200 ft. Transit 1,000 ft. 3013 b. Documentation Required: 3014 3015 (1) The owners of record involved in an off-site parking arrangement shall 3016 submit written documentation of the continued availability of the off-site 3017 parking arrangement to the planning director for review. 3018 3019 (2) The planning director shall approve the off-site parking arrangement if the 3020 director determines the location meets the standards of this section. No 3021 zoning or use approval shall be issued until the director has approved the 3022 off-site parking arrangement and the documentation has been recorded in 3023 the office of the Salt Lake County Recorder. 3024 3025 (3) If the off-site parking arrangement is later terminated or modified and the 3026 planning director determines that the termination or modification has 3027 resulted in traffic congestion, overflow parking in residential 3028 neighborhoods, or threats to pedestrian, bicycle, or vehicle safety, the 3029 133 LEGISLATIVE DRAFT property owners of the uses for which the off-site parking was provided 3030 may be held in violation of this chapter. 3031 3032 5. Circulation Plan Required: Any application for a building permit shall include a site 3033 plan, drawn to scale, and fully dimensioned, showing any off street parking or loading 3034 facilities to be provided in compliance with this title. A tabulation of the number of 3035 off street vehicle and bicycle parking, loading, and stacking spaces required by this 3036 chapter shall appear in a conspicuous place on the plan. 3037 3038 6. Driveways and Access: 3039 3040 a. Compliance with Other Adopted Regulations: 3041 3042 (1) Parking lots shall be designed in compliance with applicable city codes, 3043 ordinances, and standards, including but not limited to Title 12 of this code: 3044 Vehicles and Traffic and the Off Street Parking Standards Manual to the 3045 maximum degree practicable, with respect to: 3046 3047 (a) Minimum distances between curb cuts; 3048 3049 (b) Proximity of curb cuts to intersections; 3050 3051 (c) Provisions for shared driveways; 3052 3053 (d) Location, quantity and design of landscaped islands; and 3054 3055 (e) Design of parking lot interior circulation system. 3056 3057 (2) Notwithstanding the provisions of Subsection 21A.44.060.A.6.a(1) above, 3058 relocation of a driveway for a single-family, two-family, or twin home 3059 residence in any zoning district shall only be required when the residence is 3060 replaced, and shall not be required when the residence is expanded or 3061 renovated in compliance with the city code. 3062 3063 b. Access Standards: Access to all parking facilities shall comply with the following 3064 standards: 3065 3066 (1) To the maximum extent practicable, all off street parking facilities shall be 3067 designed with vehicular access to a street or alley that will least interfere with 3068 automobile, bicycle, and pedestrian traffic movement. 3069 3070 (2) Parking facilities in excess of five (5) spaces that access a public street shall 3071 be designed to allow vehicles to enter and exit the lot in a forward direction. 3072 134 LEGISLATIVE DRAFT 3073 (3) Parking facilities on lots with less than one hundred feet (100’) of street 3074 frontage shall have only one (1) curb cut, and lots with one hundred feet 3075 (100’) of street frontage or more shall be limited to two (2) curb cuts, unless 3076 the transportation director determines that additional curb cuts are necessary to 3077 ensure pedestrian, bicycle, and vehicle safety or to comply with the fire code. 3078 Public safety uses shall be exempt from limitations on curb cuts. 3079 3080 (4) All vehicular access roads/driveways shall be surfaced as required in 3081 accordance with Subsection 21A.44.060.A.8, “Surface Materials”. 3082 3083 c. Driveway Standards: All driveways shall comply with the following standards: 3084 3085 (1) Driveway Location in Residential Zoning Districts: With the exception of 3086 legal shared driveways, driveways shall be at least twenty feet (20’) from 3087 street corner property lines and five feet (5’) from any public utility 3088 infrastructure such as power poles, fire hydrants, and water meters. Except for 3089 entrance and exit driveways leading to approved parking areas, no curb cuts or 3090 driveways are permitted. 3091 3092 (2) Driveway Widths: All driveways serving residential uses shall be a minimum 3093 eight feet wide and shall comply with the standards for maximum driveway 3094 widths listed in Table 21A.44.060-C, “Minimum and Maximum Driveway 3095 Width“. 3096 3097 TABLE 21A.44.060-C: MINIMUM AND MAXIMUM DRIVEWAY WIDTH: Zoning District Minimum Driveway Width (in front and corner side yard) Maximum Driveway Width* (in front and corner side yard) SR-1, SR-2 and SR-3 8 ft. 22 ft. MH 8 ft. 16 ft. Other Residential Zoning Districts 8 ft. 30 ft. M-1 and M-2 12 ft. single lane and 24 ft. for two-way 50 ft. Other Non-Residential Zoning Districts 12 ft. single lane and 24 ft. for two-way 30 ft. 135 LEGISLATIVE DRAFT * Maximum width is for all driveways combined when more than one driveway is provided 3098 3099 (3) Shared Driveways: Shared driveways, where two (2) or more properties share 3100 one (1) driveway access, may be permitted if the transportation director 3101 determines that the design and location of the shared driveway access will not 3102 create adverse impacts on traffic congestion or public safety. 3103 3104 (4) Driveway Surface: All driveways providing access to parking facilities shall 3105 be improved and maintained pursuant to the standards in the Off Street 3106 Parking Standards Manual. 3107 3108 7. Minimum Dimensional Standards: All parking spaces shall comply with the 3109 dimensional standards in the Off Street Parking Standards Manual. 3110 3111 8. Surface Materials: All parking spaces shall comply with the standards for surfacing of 3112 access, driving, and parking surfacing in the Off Street Parking Standards Manual. 3113 3114 9. Grading and Stormwater Management: All surface parking areas shall comply with 3115 city grading and stormwater management standards and shall be reviewed for best 3116 management practices by Salt Lake City Department of Public Utilities. Refer to the 3117 Salt Lake City Stormwater Master Plan, Storm Drainage Manual, and Green 3118 Infrastructure Toolbox for additional information. 3119 3120 10. Sight Distance Triangles: All driveways and intersections shall comply with the sight 3121 distance triangle standards as defined in the Off Street Parking Standards Manual. 3122 3123 11. Landscaping and Screening: All parking areas and facilities shall comply with the 3124 landscaping and screening standards in Chapter 21A.48, “Landscaping and Buffers”. 3125 3126 12. Lighting: Where a parking area or parking lot is illuminated, the light source shall be 3127 shielded so that the light source is not directly visible from any abutting property or 3128 abutting private or public street. 3129 3130 13. Signs: All signs in parking areas or related to parking facilities shall comply with 3131 Chapter 21A.46, “Signs”, and applicable provisions of the Manual on Uniform 3132 Traffic Control Devices (MUTCD). 3133 3134 14. Pedestrian Walkways: 3135 3136 a. Surface parking lots with between twenty-five (25) and one hundred (100) parking 3137 spaces shall provide a pedestrian walkway or sidewalk through the parking lot to 3138 136 LEGISLATIVE DRAFT the primary entrance of the principal building. Pedestrian walkways shall be 3139 identified by a change in color, material, surface texture, or grade elevation from 3140 surrounding driving surfaces. 3141 3142 b. Parking lots with more than one hundred (100) parking spaces shall provide: 3143 3144 (1) One (1) or more grade-separated pedestrian walkway(s), at least five feet (5’) 3145 in width, and located in an area that is not a driving surface, leading from the 3146 farthest row of parking spaces to the primary entrance of the principal 3147 building. 3148 3149 (2) Vehicles shall not overhang the pedestrian walkway(s). 3150 3151 (3) Where the walkway(s) crosses a drive aisle, pedestrian walkway(s) shall be 3152 identified by a change in color, material, surface texture, or grade elevation 3153 from surrounding driving surfaces. 3154 3155 (4) One (1) pedestrian walkway meeting these standards shall be provided for 3156 each one hundred (100) parking spaces provided on site or part thereof, after 3157 the first one hundred (100) parking spaces. 3158 3159 15. Parking Garages: The following standards shall apply to all above-ground parking 3160 garages except those located in the FB zones subject to Subsection 21A.27.030.C.4, 3161 whether freestanding or incorporated into a building: 3162 3163 a. Each façade or a parking garage adjacent to a public street or public space shall 3164 have an external skin designed to conceal the view of all parked cars. Examples 3165 include heavy gauge metal screen, precast concrete panels, live green or 3166 landscaped walls, laminated or safety glass, or decorative photovoltaic panels. 3167 3168 b. No horizontal length of the parking garage façade shall extend longer than 40 feet 3169 without the inclusion of architectural elements such as decorative grillwork, 3170 louvers, translucent screens, alternating building materials, and other external 3171 features to avoid visual monotony. Facade elements shall align with parking 3172 levels. 3173 3174 c. Internal circulation shall allow parking surfaces to be level (without any slope) 3175 along each parking garage facade adjacent to a public street or public space. All 3176 ramps between levels shall be located along building facades that are not adjacent 3177 to a public street or public space, or shall be located internally so that they are not 3178 visible from adjacent public streets or public spaces. 3179 3180 d. The location of elevators and stairs shall be highlighted through the use of 3181 architectural features or changes in façade colors, textures, or materials so that 3182 137 LEGISLATIVE DRAFT visitors can easily identify these entry points. 3183 3184 e. Interior parking garage lighting shall not produce glaring sources toward adjacent 3185 properties while providing safe and adequate lighting levels. The use of sensor 3186 dimmable LEDs and white stained ceilings are recommended to control light 3187 levels on-site while improving energy efficiency. 3188 3189 f. In the Urban Center Context and Transit Context areas, the street-level facades of 3190 all parking garages shall be designed to meet applicable building code standards 3191 for habitable space to allow at least one (1) permitted or conditional use, other 3192 than parking, to be located where the parking garage is located. 3193 3194 g. Vent and fan locations shall not be located on parking garage facades facing 3195 public streets or public spaces, or adjacent to residential uses, to the greatest 3196 extent practicable. 3197 3198 16. Tandem Parking: Where more than one (1) parking space is required to be provided 3199 for a residential dwelling unit, the parking spaces may be designed as tandem parking 3200 spaces, provided that: 3201 3202 a. No more than two (2) required spaces may be included in the tandem parking 3203 layout; and 3204 3205 b. Each set of two (2) tandem parking spaces shall be designated for a specific 3206 residential unit. 3207 3208 17. Cross-Access bBetween Adjacent Uses: The transportation director may require that 3209 access to one or more lots be through shared access points or cross-access through 3210 adjacent parcels when the transportation director determines that individual access to 3211 abutting parcels or limited distance between access points will create traffic safety 3212 hazards due to traffic levels on adjacent streets or nearby intersections. Such a 3213 determination shall be consistent with requirements of state law regarding property 3214 access from public streets. Required cross- access agreements shall be recorded with 3215 the Salt Lake County Recorder’s Office. 3216 3217 B. Zone Specific Location and Design Standards: 3218 3219 1. D-1, D-3, D-4, and G-MU Zoning Districts: The following regulations shall apply to 3220 surface or above-ground parking facilities. No special design and setback restrictions 3221 shall apply to below-ground parking facilities. 3222 3223 a. Block Corner Areas: 3224 3225 (1)a. Within the D-1 zoning district, aAbove-ground parking facilities located 3226 within the block corner areas and on Main Street, shall be located behind principal 3227 buildings and: 3228 138 LEGISLATIVE DRAFT 3229 a.(1) All above-ground parking facilities that front a street shall contain uses 3230 other than parking along the entire length of the building façade and along all 3231 stories or levels of the building. 3232 b.(2) Vehicle access to parking shall be located to the side of the building or as 3233 far from the street corner as possible unless further restricted by this title. 3234 3235 (2) Within the D-3, D-4, or G-MU zoning districts, above-ground parking 3236 facilities shall be located behind principal buildings, or at least seventy-five 3237 feet (75’) from front and corner side lot lines, and shall be landscaped to 3238 minimize visual impacts. 3239 3240 b. Mid-Block Areas: 3241 3242 (1) Within the D-1 zoning district, above-ground parking facilities shall be 3243 located behind the front line of principal buildings or shall be located at least 3244 seventy- five feet (75’) from front and corner side lot lines. Parking lots 3245 proposed as a principal use to facilitate a building demolition are prohibited. 3246 3247 (2) Within the D-3, D-4, or G-MU zoning districts, parking facilities shall be 3248 located behind principal buildings, or at least thirty feet (30’) from front and 3249 corner side lot lines. 3250 3251 (3)b. Parking garages shall meet the following: 3252 3253 a.(1) Retail goods/service establishments, offices and/or restaurants shall be 3254 provided on the first floor adjacent to the front or corner side lot line. The 3255 facades of such first floors shall be compatible and consistent with the 3256 associated retail or office portion of the building and other retail uses in the 3257 area. 3258 b.(2) Levels of parking above the first level facing the front or corner side lot 3259 line shall have floors and/or facades that are horizontal, not sloped. 3260 c.(3) Landscape Requirements: Surface parking lots, where allowed shall have a 3261 minimum landscaped setback of fifteen feet (15’) and shall meet interior 3262 parking lot landscaping requirements as outlined in Chapter 21A.48, 3263 “Landscaping and Buffers”. 3264 3265 2. TSA Transit Station Area District: New uses and development or redevelopment 3266 within the TSA Transit Station Area District shall comply with the following 3267 standards. 3268 3269 a. Surface Parking on Corner Properties: On corner properties, surface parking lots 3270 shall be located behind principal buildings or at least sixty feet (60’) from the 3271 intersection of the front and corner side lot lines. 3272 3273 b. Surface Parking in the Core Area: Surface parking lots in the core area are 3274 139 LEGISLATIVE DRAFT required to be located behind or to the side of the principal building. 3275 3276 (1) When located to the side of a building, the parking lot shall be: 3277 3278 (a) Set back a minimum of thirty feet (30’) from a property line adjacent to a 3279 public street. The area between the parking lot and the property line 3280 adjacent to a public street shall be landscaped or activated with outdoor 3281 dining, plazas, or similar features; 3282 3283 (b) Screened with a landscaped hedge or wall that is at least thirty-six inches 3284 (36”) above grade and no taller than forty-two inches (42”) above grade. 3285 Landscaping berms are not permitted; and 3286 3287 (c) No wider than what is required for two (2) rows of parking and one (1) 3288 drive aisle as provided in the Off Street Parking Standards Manual. 3289 3290 (2) Unless a second driveway is necessary to comply with the fire code, a 3291 maximum of one (1) driveway and drive aisle shall be permitted per street 3292 frontage. The access point shall be located a minimum of one hundred feet 3293 (100’) from the intersection of the front and corner side lot lines. If the front 3294 or corner side lot line is less than one hundred feet (100’) in length, then the 3295 edge of the drive approach shall be located within twenty feet (20’) of the side 3296 or rear property line. 3297 3298 c. Surface Parking in the Transition Area: 3299 3300 (1) Surface parking lots in the transition area are required to be located behind the 3301 principal building or to the side of a principal building. 3302 3303 (2) When located to the side of a principal building, the parking lot shall be: 3304 3305 (a) Set back so that no portion of the parking area (other than the driveway) 3306 shall be closer to the street than the front wall setback of the building. In 3307 cases where the front wall of the building is located within five feet (5’) of 3308 a property line adjacent to a street, the parking lot shall be set back a 3309 minimum of eight feet (8’). The space between the parking lot and the 3310 property line adjacent to a street shall be landscaped or activated with 3311 outdoor dining, plazas, or similar features; and 3312 3313 (b) Screened with a landscaped hedge or wall that is at least thirty-six inches 3314 (36”) above grade and no taller than forty-two inches (42”) above grade. 3315 Landscaped berms are not permitted. 3316 3317 d. Off street parking for police services are exempt from landscape setback 3318 dimensions when off street parking is necessary for a police substation located in 3319 an existing building. This exemption permits parking for emergency vehicles 3320 140 LEGISLATIVE DRAFT when the landscape setback also fulfills any requirement for open space area on 3321 the property. The extent of the exemption shall be the minimum necessary to 3322 accommodate the necessary parking. If the police substation use vacates the 3323 space, the landscaping that was removed, if any, shall be restored in a manner that 3324 complies with the applicable regulations in place at the time the use ceases. 3325 3326 C. Recreational Vehicle Parking: 3327 3328 1. Generally: 3329 3330 a. Recreational vehicle parking spaces shall be in addition to, and not in lieu of, 3331 required off street vehicle parking spaces. 3332 3333 b. Recreational vehicles shall not be used for storage of goods, materials, or 3334 equipment other than those that are customarily associated with the recreational 3335 vehicle. 3336 3337 c. All recreational vehicles shall be stored in a safe and secure manner. Any tie 3338 downs, tarpaulins, or ropes shall be secured from flapping in windy conditions. 3339 3340 d. Recreational vehicles shall not be occupied as a dwelling while parked on the 3341 property. 3342 3343 e. Recreational vehicle parking is permitted in any enclosed structure conforming to 3344 building code and zoning requirements for the zoning district in which it is 3345 located. 3346 3347 f. Recreational vehicle parking outside of an approved enclosed structure shall be 3348 permitted for each residence and shall be limited to one motor home or travel 3349 trailer and a total of two (2) recreational vehicles of any type. 3350 3351 g. Recreational vehicle parking outside of an enclosed structure shall comply with 3352 the standards in this section. 3353 3354 2. Front Yard Parking: Recreational vehicle parking is prohibited in any required or 3355 provided front yard. 3356 3357 3. Rear Yard Parking: Recreational vehicles may be parked in the rear yard when they 3358 are on a hard surfaced pad compliant with surfacing standards in the Off Street 3359 Parking Standards Manual and with access provided by either a hard surfaced 3360 driveway, hard surfaced drive strips or an access drive constructed of turf block 3361 materials with an irrigation system. 3362 3363 4. Side Yard Parking: Recreational vehicle parking in side yards shall be allowed only 3364 when topographical factors, the existence of mature trees, or the existence of properly 3365 permitted and constructed structures prohibit access to the rear yard. The existence of 3366 141 LEGISLATIVE DRAFT a fence or other structure that is not part of a building shall not constitute a lack of 3367 rear yard access. Any recreational vehicle parking area in a side yard shall: 3368 3369 a. Be on a hard surface compliant with the Off Street Parking Standards Manual; 3370 3371 b. Be accessed via a driveway compliant with driveway standards of this chapter; 3372 3373 c. Not obstruct access to other required parking for the use. 3374 3375 SECTION 13. Amending the Text of Chapter 21A.59. That Chapter 21A.59 of the Salt 3376 Lake City Code (Zoning: Design Review), shall be and hereby is amended to read as follows: 3377 CHAPTER 21A.59 3378 DESIGN REVIEW 3379 SECTION: 3380 21A.59.010: Purpose Statement 3381 21A.59.020: Authority 3382 21A.59.030: Design Review Process 3383 21A.59.040: Scope Oof Modifications Authorized 3384 21A.59.045: Design Review Standards Applicability 3385 21A.59.050: Standards Ffor Design Review 3386 21A.59.060: Time Limit Oon Approved Applications Ffor Design Review 3387 21A.59.070: Effect Oof Approval Oof Applications Ffor Design Review 3388 21A.59.080: Modifications Tto Approved Design Review Plans 3389 3390 3391 21A.59.010: PURPOSE STATEMENT: 3392 3393 The purpose of the design review chapter is to: a) establish a process and standards of review 3394 for minor modifications to applicable design standards, and b) ensure high quality outcomes 3395 for larger developments that have a significant impact on the Ccity. The intent of the process 3396 to review applications for minor modifications to applicable design standards is to allow 3397 some flexibility in how the design standards are administered by recognizing that this title 3398 cannot anticipate all development issues that may arise. The intent of the process to review 3399 larger developments is to verify new developments are compatible with their surroundings, 3400 impacts to public infrastructure and public spaces are addressed, and that new development 3401 helps achieve development goals outlined in the adopted master plans of the Ccity as 3402 identified in the purpose statements of each zoning district. 3403 3404 3405 21A.59.020: AUTHORITY: 3406 142 LEGISLATIVE DRAFT 3407 Design review shall be required pursuant to the provisions of this chapter for developments 3408 and alternate building and site design features as specified within individual zoning districts 3409 before building permits may be issued. 3410 3411 A. Administrative Review: The Pplanning Ddirector may approve, approve with 3412 modifications, deny or refer to the Pplanning Ccommission modifications to specific 3413 design standards when proposed as new construction, an addition or modification to the 3414 exterior of an existing structure, or a modification to an existing structure as authorized in 3415 sSection 21A.59.040, tTable 21A.59.040 of this chapter or when authorized in the 3416 specific zoning district. 3417 3418 1. The Ddirector shall approve a request to modify a design standard if the Ddirector 3419 finds that the proposal complies with the purpose of the individual zoning district, the 3420 purpose of the individual design standards that are applicable to the project, the 3421 proposed modification is compatible with the development pattern of other buildings 3422 on the block face or on the block face on the opposite side of the street, and the 3423 project is compliant with the applicable design review objectives (sSection 3424 21A.59.050 of this chapter). 3425 2. The Ddirector may approve a request to modify a design standard with conditions or 3426 modifications to the design if the Ddirector determines a modification is necessary to 3427 comply with the purpose of the base zoning district, the purpose of the applicable 3428 design standards of the base zoning, to achieve compatibility with the development 3429 pattern of other buildings on the block face or on the block face on the opposite side 3430 of the street, or to achieve and the applicable design review objectives. 3431 3. The Ddirector shall deny a request to modify a design standard if the design does not 3432 comply with the purpose of the base zoning district, the purpose of the applicable 3433 design standards or the applicable design review objectives and no modifications or 3434 conditions of approval can be applied that would make the design comply. 3435 4. The Ddirector may forward a request to modify a design standard to the Pplanning 3436 Ccommission if the Ddirector finds that the request for modification is greater than 3437 allowed by this chapter, a person receiving notice of the proposed modification can 3438 demonstrate that the request will negatively impact their property, or at the request of 3439 the applicant if the Ddirector is required to deny the request as provided in this 3440 section. 3441 3442 B. Planning Commission Review: The following types of applications shall be reviewed by 3443 the Pplanning Ccommission. If an application for design review is not listed below, it 3444 shall be eligible for administrative review as outlined in sSubsection A of this section: 3445 3446 1. When All projects where planning commission review is required in the specific 3447 zoning district. 3448 2. All projects that include a request for additional building height or a reduction to a 3449 minimum height requirement; 3450 143 LEGISLATIVE DRAFT 3. All projects that request additional square footage when authorized in the specific 3451 zoning district; 3452 4. All projects that have applied for a modification of base zoning design standards but 3453 could not be approved administratively because they exceed limits identified in 3454 sSection 21A.59.040, tTable 21A.59.040 of this chapter. 3455 5. Projects in the TSA Transit Station Area District that have a development score that 3456 requires Pplanning Ccommission review and approval. 3457 3458 C. Planning Commission Decisions: When reviewing design review applications, the 3459 Pplanning Ccommission may take any of the following actions: 3460 1. The commission shall approve a project if it finds that the proposal complies with the 3461 purpose of the zoning district and applicable Ooverlay Ddistrict(s), the purpose of the 3462 individual design standards that are applicable to the project, and the project is 3463 compliant with the applicable design review objectives found in this chapter. 3464 2. The commission may approve a project with conditions or modifications to the design 3465 if it determines a modification is necessary to comply with the purpose of the base 3466 zoning district, the purpose of the applicable design standards of the base zoning, or 3467 the applicable design review objectives. 3468 3. The commission shall deny the design of a project if the design does not comply with 3469 the purpose of the base zoning district, the purpose of the applicable design standards 3470 or the applicable design review objectives and no modifications or conditions of 3471 approval can be applied that would make the design comply. 3472 3473 D. H Historic Preservation Overlay District: Modifications to design standards for properties 3474 within an H Historic Preservation Overlay District are subject to the processes and 3475 applicable standards outlined in sSection 21A.34.020 of this title and not this chapter. 3476 3477 3478 21A.59.030: DESIGN REVIEW PROCESS: 3479 3480 A. Presubmittal Meeting: A presubmittal meeting with planning staff is recommended prior 3481 to submitting an application for design review to ensure a detailed understanding of the 3482 application submission requirements and design review process. 3483 3484 B. Complete Application: The design review application is considered complete when it 3485 includes all of the following: 3486 3487 1. All of the application information required for site plan review as identified in 3488 cChapter 21A.58 of this title. 3489 2. Photos showing the facades of adjacent development, trees on the site, general 3490 streetscape character, and views to and from the site. 3491 3. Demonstration of compliance with the purpose of the individual zoning district in 3492 written narrative and graphic images. 3493 144 LEGISLATIVE DRAFT 4. Demonstration of compliance with the purpose of the applicable design standards of 3494 the individual zoning district in written narrative, graphic images, and relevant 3495 calculations. 3496 5. Demonstration of compliance with the applicable design review objectives (sSection 3497 21A.59.060 of this chapter) in written narrative, graphics, images, and relevant 3498 calculations. 3499 6. The Zzoning Aadministrator may waive a submittal requirement if it is not necessary 3500 in order to determine if a request for a modification to a design standard complies 3501 with the standards of review. 3502 3503 C. Public Notification Aand Engagement: 3504 3505 1. Notice Oof Application Ffor Administrative Review: Prior to the approval of an 3506 administrative decision for a modification to a specific design standard, the Pplanning 3507 Ddirector shall provide written notice as provided in cChapter 21A.10 of this title. 3508 2. Required Notice Ffor Planning Commission Review: 3509 3510 a. Applications subject to Pplanning Ccommission review of this chapter are subject 3511 to notification requirements of title 2, cChapter 2.60 of this Ccode. 3512 b. Any required public hearing is subject to the public hearing notice requirements 3513 found in cChapter 21A.10 of this title. 3514 3515 3516 21A.59.040: SCOPE OF MODIFICATIONS AUTHORIZED: 3517 3518 A. The authority of the Pplanning Ddirector through the design review process shall be 3519 limited to modification of the specific element referenced within each zoning district. For 3520 Pplanning Ddirector review, the design standards of the applicable zoning district (see 3521 cChapter 21A.37, “Design Standards”, of this title), may be modified according to the 3522 following table. 3523 3524 TABLE 21A.59.040 3525 3526 Design Standards Primary Modification Allowed Secondary Modification Allowed A. Ground Floor Use Aand Visual Interest: 1. Ground floor use only Length: 10% Depth: 20% 2. Ground floor use and visual interest Pplanning Ccommission only B. Building Materials: 145 LEGISLATIVE DRAFT 1. Ground floor building materials Pplanning Ccommission only 2. Upper floor building materials Pplanning Ccommission only C. Glass: 1. Ground floor glass 10% 2. Upper floor glass 10% D. Building Entrances 10%Planning Commission only E. Maximum Length Oof Blank Wall 10%Planning Commission only F. Maximum Length Oof Street- Facing Facades 10% G. Upper Floor Step Back Stepback: 1. For street facing facades 20% 2. For facades facing Ssingle- or Ttwo- Ffamily Rresidential Ddistricts Pplanning Ccommission only 3527 B. The Pplanning Ccommission may consider modifications that exceed allowances listed 3528 in this section or any other design standard modification authorized in the base zoning 3529 district or cChapter 21A.37 of this title. 3530 3531 3532 21A.59.045: DESIGN REVIEW STANDARDS APPLICABILITY: 3533 3534 A. Design Review applications shall be reviewed for compliance with the design review 3535 standards of Section 21A.59.050, as follows: 3536 3537 1. General Modification Requests: Applications to modify a design standard in Chapter 3538 21A.37, or other zoning standard specifically authorized for modification through 3539 design review, shall be reviewed for compliance with the design review standards that 3540 are directly related to the purpose of the associated regulation requested for 3541 modification. 3542 2. Additional Height or Square Footage Requests: Applications required to go through 3543 design review due to a height or square footage regulation shall be reviewed for 3544 compliance with all design review standards. 3545 3. Transit Station Area Requests: For properties in a Transit Station Area District, 3546 applications required to go through design review due to not meeting the minimum 3547 points for administrative approval shall be reviewed for compliance with all design 3548 review standards. 3549 146 LEGISLATIVE DRAFT 4. All Other Requests: Any application not covered by Subsections 1 through 3 above, 3550 shall be subject to review for compliance with all design review standards. 3551 3552 B. Exception: For those applications required to be reviewed against all design review 3553 standards, if an application complies with a standard in the base zoning district or with an 3554 applicable requirement in Chapter 21A.37 of this title, and that standard is directly related 3555 to a standard found in this section, the planning commission shall find that application 3556 complies with the specific standard for design review found in this section. 3557 3558 1. If there is no directly related zoning district standard or applicable requirement in 3559 Chapter 21A.37 of this title related to the design review standard, then the design 3560 review standard applies, and the commission shall not by default make the above 3561 finding. 3562 3563 C. Alternatives: An applicant may propose an alternative to a standard for design review 3564 provided the proposal is consistent with the intent of the standard for design review. 3565 3566 3567 21A.59.050: STANDARDS FOR DESIGN REVIEW: 3568 3569 The standards in this section apply to all applications for design review as follows: 3570 3571 For applications seeking modification of base zoning design standards, applicants shall 3572 demonstrate how the applicant’s proposal complies with the standards for design review that are 3573 directly applicable to the design standard(s) that is proposed to be modified. 3574 3575 For applications that are required to go through the design review process for purposes other than 3576 a modification to a base zoning standard, the applicant shall demonstrate how the proposed 3577 project complies with each standard for design review. If an application complies with a standard 3578 in the base zoning district or with an applicable requirement in chapter 21A.37 of this title and 3579 that standard is directly related to a standard found in this section, the Planning Commission 3580 shall find that application complies with the specific standard for design review found in this 3581 section. An applicant may propose an alternative to a standard for design review provided the 3582 proposal is consistent with the intent of the standard for design review. 3583 3584 A. Any new development shall comply with the intent of the purpose statement of the 3585 zoning district and specific design regulations found within the zoning district in which 3586 the project is located as well as the Ccity’s adopted “urban design element” and adopted 3587 master plan policies and design guidelines governing the specific area of the proposed 3588 development. 3589 3590 B. Development shall be primarily oriented to the sidewalk, not an interior courtyard or 3591 parking lot. 3592 3593 147 LEGISLATIVE DRAFT 1. Primary entrances shall face the public sidewalk (secondary entrances can face a 3594 parking lot). 3595 2. Building(s) shall be sited close to the public sidewalk, following and responding to 3596 the desired development patterns of the neighborhood. 3597 3. Parking shall be located within, behind, or to the side of buildings. 3598 3599 C. Building facades shall include detailing and glass in sufficient quantities to facilitate 3600 pedestrian interest and interaction. 3601 3602 1. Locate active ground floor uses at or near the public sidewalk. 3603 2. Maximize transparency of the street facing facades by prohibiting covering the 3604 ground floor glass with reflective treatments, interior walls, and other similar features 3605 that prevent passers-by from seeing inside of the building for non-residential uses. 3606 Maximize transparency of ground floor facades. 3607 3. Use or reinterpret traditional storefront elements like sign bands, clerestory glazing, 3608 articulation, and architectural detail at window transitions. 3609 4. Locate outdoor dining patios, courtyards, plazas, habitable landscaped yards, and 3610 open spaces so that they have a direct visual connection to the street and outdoor 3611 spaces. 3612 3613 D. Large building masses shall be divided into heights and sizes that relate to human scale. 3614 3615 1. Relate building scale and massing to the size and scale of existing and anticipated 3616 buildings, such as alignments with established cornice heights, building massing, 3617 step-backs and vertical emphasis. 3618 2. Modulate the design of a larger building using a series of vertical or horizontal 3619 emphases to equate with the scale (heights and widths) of the buildings in the context 3620 and reduce the visual width or height. 3621 3. Include secondary elements such as balconies, porches, vertical bays, belt courses, 3622 fenestration and window reveals. 3623 4. Reflect the scale and solid-to-void ratio of windows and doors of the established 3624 character of the neighborhood or that which is desired in the master plan. 3625 3626 E. Building facades that exceed a combined contiguous building length of two hundred feet 3627 (200’) shall include: 3628 3629 1. Changes in vertical plane (breaks in facade); 3630 2. Material changes; and 3631 3. Massing changes.; 3632 4. A minimum of 80% of the ground floor must be used for active, publicly accessible 3633 uses. Active uses are those that promote an active pedestrian environment through 3634 inclusion of uses that capture the attention of a passer-by. This includes retail 3635 establishments, retail services, civic spaces (theaters, museums, etc), restaurants, bars, 3636 148 LEGISLATIVE DRAFT art and craft studios, and other uses determined to be substantially similar by the 3637 planning director and/or commission; and 3638 5. Stepback must be a minimum of 10’ from the base of the building. This allows the 3639 base to be the primary defining element for the site and the adjacent public realm, 3640 reducing wind impacts, and opening sky views. 3641 3642 The maximum height of the base of a proposed building should be equal to the width 3643 of the right of way if allowed in the zoning district to provide sufficient enclosure for 3644 the street without overwhelming the street. The minimum height of the base must be 3645 at least two stories. 3646 A building over 200’ in width shall include necessary separation from property lines 3647 to minimize the impact of shadows and development rights of adjacent properties. 3648 3649 F. If provided, privately-owned public spaces shall include at least three (3) of the six (6) 3650 following elements: 3651 3652 1. Sitting space of at At least one sitting space for each two hundred fifty (250) square 3653 feet shall be included in the plaza. Seating shall be a minimum of sixteen inches (16”) 3654 in height and thirty inches (30”) in width. Ledge benches shall have a minimum depth 3655 of thirty inches (30”); 3656 2. A mixture of areas that provide seasonal shade; 3657 3. Trees in proportion to the space at a minimum of one tree per eight hundred (800) 3658 square feet, at least two inch (2”) caliper when planted; 3659 4. Water features or public art; 3660 5. Outdoor dining areas; and 3661 6. Other amenities not listed above that provide a public benefit. 3662 3663 G. Building height shall be modified to relate to human scale and minimize negative 3664 impacts. In downtown and in the CSHBD Sugar House Business District, building height 3665 shall contribute to a distinctive Ccity skyline. 3666 3667 1. Human scale: 3668 3669 a. Utilize stepbacks to design a building that relate to the height and scale of 3670 adjacent and nearby buildings, or where identified, goals for future scale defined 3671 in adopted master plans. 3672 b. The minimum stepback for any building located in a zoning district that does not 3673 contain an upper level stepback provision shall be 10’. This stepback is only 3674 required for applications requesting additional height when authorized in the 3675 underlying zoning district. The stepback shall be applied to the first full floor of 3676 the building that is seeking the request for additional height. 3677 c. For buildings more than three (3) stories or buildings with vertical mixed use, 3678 compose the design of a building with distinct base, middle and top sections to 3679 reduce the sense of apparent height. 3680 149 LEGISLATIVE DRAFT 3681 2. Negative impacts: All buildings seeking additional height as authorized in the 3682 underlying zoning district shall be subject to the following standards: 3683 3684 a. Modulate taller buildings vertically and horizontally so that it steps up or down to 3685 its neighbors. 3686 b. Minimize shadow impacts of building height on the public realm and semi-public 3687 spaces by varying building massing. Demonstrate impact from shadows due to 3688 building height for the portions of the building that are subject to the request for 3689 additional height. 3690 c. Modify tall buildings to minimize wind impacts on public and private spaces, 3691 such as the inclusion of a wind break above the first level of the building. 3692 d. Design and orient to prevent snow, ice, or water from falling directly onto a 3693 public sidewalk, public space, neighboring property, or directly onto the walkway 3694 leading to the building entrance. 3695 3696 3. Cornices and rooflines: 3697 3698 a. Cohesiveness: Shape and define rooflines to be cohesive with the building’s 3699 overall form and composition. The roofline and architectural detailing, including 3700 cornices, shall be complimentary to the structure’s scale, material, color, and form 3701 and create a change in plane of at least 6 inches, a change in material, utilizing at 3702 least one visible sloping plan along a minimum of 50% of the roofline on building 3703 elevations facing a street, or a change in material orientation to define the roof 3704 line of the building. 3705 b. Complement Surrounding Buildings: Include roof forms that complement the 3706 rooflines of surrounding buildings. 3707 c. Green Roof Aand Roof Deck: Include a green roof and/or accessible roof deck to 3708 support a more visually compelling roof landscape and reduce solar gain, air 3709 pollution, and the amount of water entering the stormwater system. 3710 3711 H. Parking and on site circulation shall be provided with an emphasis on making safe 3712 pedestrian connections to the sidewalk, transit facilities, or midblock walkway. Parking is 3713 encouraged to be behind the principal building and away from pedestrian walkways. 3714 3715 Parking lots and structures shall be setback a minimum of 25’ from required midblock 3716 pedestrian access locations or as required in the underlying zoning district if the 3717 underlying zoning requires a larger setback. 3718 3719 I. Waste and recycling containers, mechanical equipment, storage areas, and loading docks 3720 shall be fully screened from public view and, for buildings with only one street-facing 3721 frontage, are prohibited from being located along street-facing facades. They and shall 3722 incorporate building materials and detailing compatible with the building being served 3723 and shall be co-located with driveways unless prohibited by the presence of a street tree, 3724 150 LEGISLATIVE DRAFT public infrastructure, or public facility within the right of way. Service uses shall be set 3725 back from the front line of building or may be located within the structure. (See 3726 sSubsection 21A.37.050.K of this title.) 3727 3728 J. Signage shall emphasize the pedestrian/mass transit orientation. 3729 3730 1. Define specific spaces for signage that are integral to building design, such as 3731 commercial sign bands framed by a material change, columns for blade signs, or 3732 other clearly articulated band on the face of the building. 3733 2. Coordinate signage locations with appropriate lighting, awnings, and other 3734 projections. 3735 3. Coordinate sign location with landscaping to avoid conflicts. 3736 3737 K. Lighting shall support pedestrian comfort and safety, neighborhood image, and dark sky 3738 goals. 3739 3740 1. Provide street lights as indicated in the Salt Lake City Lighting Master Plan. 3741 2. Outdoor lighting should be designed for low-level illumination and to minimize glare 3742 and light trespass onto adjacent properties and uplighting directly to the sky. 3743 3. Coordinate lighting with architecture, signage, and pedestrian circulation to 3744 accentuate significant building features, improve sign legibility, and support 3745 pedestrian comfort and safety. 3746 3747 L. Streetscape improvements shall be provided as follows: 3748 3749 1. One street tree chosen from the street tree list consistent with the Ccity’s urban 3750 forestry guidelines and, with the approval of the Ccity’s Uurban Fforester, shall be 3751 placed for each every thirty feet (30’) of property frontage on a street. Existing street 3752 trees removed as the result of a development project shall be replaced by the 3753 developer with trees approved by the Ccity’s Uurban Fforester. 3754 2. Hardscape (paving material) shall be utilized to differentiate privately-owned public 3755 spaces from public spaces. Hardscape for public sidewalks shall follow applicable 3756 design standards. Permitted materials for privately-owned public spaces shall meet 3757 the following standards: 3758 3759 a. Use materials that are durable (withstand wear, pressure, damage), require a 3760 minimum of maintenance, and are easily repairable or replaceable should damage 3761 or defacement occur. 3762 b. Where practical, as in lower-traffic areas, use materials that allow rainwater to 3763 infiltrate into the ground and recharge the water table. 3764 c. Limit contribution to urban heat island effect by limiting use of dark materials and 3765 incorporating materials with a high Solar- Reflective Index (SRI). 3766 d. Utilize materials and designs that have an identifiable relationship to the character 3767 of the site, the neighborhood, or Salt Lake City. 3768 151 LEGISLATIVE DRAFT e. Use materials (like textured ground surfaces) and features (like ramps and seating 3769 at key resting points) to support access and comfort for people of all abilities. 3770 f. Asphalt shall be limited to vehicle drive aisles. 3771 3772 3773 21A.59.060: TIME LIMIT ON APPROVED APPLICATIONS FOR DESIGN 3774 REVIEW: 3775 3776 No design review approval shall be valid for a period longer than one year from the date of 3777 approval unless a building permit is issued or a complete building plans and building permit 3778 applications have been submitted to the Division of Building Services and Licensing. An 3779 extension of one year may be granted by the entity that approved the application. Extension 3780 requests must be submitted prior to the expiration of the design review approval. 3781 3782 3783 21A.59.070: EFFECT OF APPROVAL OF APPLICATIONS FOR DESIGN REVIEW: 3784 3785 A. The approval of a design review application shall authorize the preparation, filing and 3786 processing of applications for any permits or approval that may be required by the Ccity, 3787 including, but not limited to, a building permit. 3788 B. Following the approval of a design review application, any future alteration to the 3789 property, building or site shall comply with the approved design review application 3790 unless a modification is approved subject to the process outlined in this chapter. 3791 3792 3793 21A.59.080: MODIFICATIONS TO APPROVED DESIGN REVIEW PLANS: 3794 3795 A. Minor Modifications: The Pplanning Ddirector may authorize minor modifications to 3796 approved design review applications as listed below. 3797 3798 1. Dimensional requirements that are necessary in order to comply with adopted 3799 Bbuilding Ccodes, Ffire Ccodes, or engineering standards. The modification is 3800 limited to the minimum amount necessary to comply with the applicable Bbuilding 3801 Ccode, Ffire Ccodes, or engineering standard. 3802 2. Minor changes to building materials provided the modification is limited to the 3803 dimension of the material, color of material, or texture of material. Changes to a 3804 different material shall not be considered a minor modification. 3805 3. Modifications other than those listed in Subsections 1 and 2 that comply with an 3806 applicable standard in this Title provided the standard was not subject to a requested 3807 modification as part of this process or any other process authorized by this title and 3808 does not conflict with a specific condition of approval or a finding associated with the 3809 approval. 3810 3811 152 LEGISLATIVE DRAFT B. Other Modifications: Any other modifications not listed in sSubsection A of this section 3812 shall be processed as follows: require 3813 3814 1. If the proposed modification does not require a change to a condition of approval or a 3815 finding that was identified in a staff report or record of decision the matter may be 3816 reviewed by the planning commission, or in the case of administrative approvals, by 3817 the planning director, as a reconsideration of that specific modification subject to a 3818 public hearing for planning commission decisions or a notice of application for 3819 administrative approvals. 3820 2. Any other modification shall require a new application and be subject to all required 3821 processes and standards. 3822 3823 SECTION 14. Amending the Text of Subsection 21A.27.050.D (Contingent on Adoption 3824 of the FB-UN3 District). That, if Subsection 21A.27.050.D of the Salt Lake City Code (Zoning: 3825 Form Based Districts: FB-UN1, FB-UN2, and FB-UN3 Form Based Urban Neighborhood 3826 District) is adopted by the date of the City Council adopting this ordinance, that subsection shall 3827 be and hereby is amended to read as follows: 3828 21A.27.050.D. FB-UN3 Building Form Standards: 3829 Building form standards for each allowed building form and other associated regulations for 3830 the FB-UN3 zone are listed in the below tables of this section. 3831 3832 1. Row House Building Form Standards: 3833 TABLE 21A.27.050.D.1 3834 Building Regulation Regulation for Building Form: Row House H Height Maximum of 40’. All heights measured from established grade. Rooftop decks and associated railing/parapet are allowed on any roof, including roofs at the maximum allowed height. F Front and Corner Side Yard Setback Minimum 5’. Maximum 10’, unless a greater setback is required due to existing utility easements in which case the maximum setback shall be at the edge of the easement. May be modified through Design Review (Chapter 21A.59). S Interior Side Yard Minimum of 5’ between row house building form and side property line, except when an interior side yard is adjacent to a zoning district that has a maximum permitted building height of 30’ or less, then the minimum shall be 10’. For the purpose of this regulation, an alley that is a 153 LEGISLATIVE DRAFT minimum of 10’ in width that separates a subject property from a different zoning district shall not be considered adjacent. No setback required for common walls. R Rear Yard Minimum of 5’ between row house building form and rear property line, except when rear yard is adjacent to a zoning district with a maximum permitted building height of 30’ or less, then the minimum is 20’. For the purpose of this regulation, an alley that is a minimum of 10’ in width that separates a subject property from a different zoning district shall not be considered adjacent. U Uses Per Story Residential on all stories; live/work units permitted on ground level. GU Ground Floor Use on 900 South The required ground floor use space facing 900 South must be occupied by a live/work space at least 25’ in depth. Dimensions may be modified through Design Review (Chapter 21A.59). E Entry Feature Each dwelling unit must include an allowed entry feature. See Table 21A.27.030B for allowed entry features. Dwelling units adjacent to a street must include an entry feature on street facing façade. Pedestrian connections, as per Subsection 21A.27.030.C.5, with minimum 5’ width are required for each required entry feature. U Upper Level Step Back Stepback When adjacent to a lot in a zoning district with a maximum building height of 30’ or less, the first full floor of the building above 30’ shall step back 10’ from the building façade at finished grade along the side or rear yard that is adjacent to the lot in the applicable zoning district. This regulation does not apply when a lot in a different zoning district is separated from the subject parcel by a street or alley. OS Open Space Area Each dwelling unit shall include a minimum open space area that is equal to at least 25% of the footprint of the individual unit, subject to all other open space area requirements of Subsection 21A.27.030.C.8.1 “Open Space Area.” A minimum of 20% of the required open space area shall include vegetation. BF Building Forms Per Lot Multiple buildings may be built on a single lot provided all of the buildings have frontage on a street. All buildings shall comply with all applicable standards. SO Side/Interior Orientation Dwelling units not located directly adjacent to a street are permitted, provided the building configuration design standards for glass and ground floor transparency are complied with on the façade with the required entry feature. Lots for individual row house dwelling units without public street frontage are allowed subject to recording a final subdivision plat that: 1. Documents that new lots have adequate access to a public street by way of easements or a shared driveway; and 154 LEGISLATIVE DRAFT 2. Multi-Family Residential, Storefront, and Vertical Mixed-Use Building Form Standards: 3835 3836 TABLE 21A.27.050.D.2 3837 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 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. Building Regulation Regulation for Building Forms: Multi-family Residential/Storefront/Vertical Mixed Use H Height Maximum height of 125’. All heights measured from established grade. Buildings in excess of 85’ require design review in accordance with Chapter 21A.59. Rooftop decks and associated railing/parapet are allowed on any roof, including roofs at the maximum allowed height. GH Ground Floor Height Minimum ground floor height 14’. F Front and Corner Side Yard Setback No minimum is required; however, doors are prohibited from opening into the public right of way. Maximum 10’ unless a greater setback is required due to existing utility easements in which case the maximum setback shall be at the edge of the easement. May be modified through Design Review process (Chapter 21A.59). B Required Build-To Minimum of 50% of street facing facade shall be built within 5’ of the front or corner side property line. May be modified through Design Review process (Chapter 21A.59). S Interior Side Yard No minimum required, except when an interior side yard is adjacent to a zoning district that has a maximum permitted building height of 30’ or less, then the minimum shall be 10’. For the purpose of this regulation, an alley that is a minimum of 10’ in width that separates a subject property from a different zoning district shall not be considered adjacent. R Rear Yard No minimum required, except when rear yard is adjacent to a zoning district with a maximum permitted building height of 30’ or less, then the minimum is 20’. For the purpose of this regulation, an alley that is a minimum of 10’ in width that separates a subject property from a different zoning district shall not be considered adjacent. 155 LEGISLATIVE DRAFT 3838 3839 SECTION 15. Effective Date. This ordinance shall become effective on the date of its 3840 first publication. 3841 Passed by the City Council of Salt Lake City, Utah, this ______ day of ______________, 3842 2023. 3843 ______________________________ 3844 GU Ground Floor Use on 900 South The required ground floor use space facing 900 South shall be limited to the following uses: retail goods establishments, retail service establishments, public service portions of businesses, restaurants, taverns/brewpubs, bar establishments, art galleries, theaters, or performing art facilities. E Ground Floor Dwelling Entrances Ground floor dwelling units adjacent to a street must have an allowed entry feature. See Table 21A.27.030B for allowed entry features. Pedestrian connections, as per Subsection 21A.27.030.C.5, are required to each required entry feature. U Upper Level Step Back Stepback When adjacent to a lot in a zoning district with a maximum building height of 30’ or less, the first full floor of the building above 30’ shall step back 10’ from the building facade at finished grade along the side or rear yard that is adjacent to the lot in the applicable zoning district. This regulation does not apply when a lot in a different zoning district is separated from the subject parcel by a street or alley. M W Mid-block Midblock Walkway If a midblock walkway is shown in an adopted city plan on the subject property, a midblock walkway shall be provided. The midblock walkway must be a minimum of 10’ wide and include a minimum 6’ wide unobstructed path. BF Building Forms Per Lot Multiple buildings may be built on a single lot provided all of the buildings have frontage on a street. All buildings shall comply with all applicable standards. OS Open Space Vegetation A minimum of 20% of the required open space area shall include vegetation. LB Loading Bay Maximum of one (1) loading bay on a front façade per street face, subject to all dimensional requirements in Section 21A.44.070. Loading bay entry width limited to 14’ and must be screened by garage door. One loading bay driveway is allowed in addition to any other driveway allowances. DS Design Standards See Section 21A.27.030 and Chapter 21A.37 for other applicable building configuration and design standards. 156 LEGISLATIVE DRAFT CHAIRPERSON 3845 ATTEST AND COUNTERSIGN: 3846 3847 ______________________________ 3848 CITY RECORDER 3849 3850 Transmitted to Mayor on _______________________. 3851 3852 3853 Mayor’s Action: _______Approved. _______Vetoed. 3854 3855 ______________________________ 3856 MAYOR 3857 ______________________________ 3858 CITY RECORDER 3859 (SEAL) 3860 3861 Bill No. ________ of 2023. 3862 3863 3864 3865