Proposed Ordinance - 10/31/2024V1 1
Project Title: Jordan River Fairpark District
Petition No.: PLNPCM2024-00982
Version: 1
Date Prepared: October 28, 2024
Planning Commission Action: Recommended 10/23/2024
This proposed ordinance makes the following amendments (for summary purposes only):
Creates a new special purpose district in Section 21A.32.140 JRF District – Jordan River Fairpark
District
Amends Section 21A.37.060.F to include the design standards for the JRF district
All of the text in Section 1 is proposed as new; the new text in Section 2 is underlined; text modifications
proposed by City staff are highlighted in green. Modifications made as part of the Planning Commission
recommendation are highlighted in yellow.
1. Adopts a new Section 21A.32.140 as follows: 1
2
21A.32.140: JRF JORDAN RIVER FAIRPARK DISTRICT 3
4
A. PURPOSE STATEMENT: 5
6
The purpose of the Jordan River Fairpark (“JRF”) District is to provide a zoning district to 7
facilitate the revitalization of the Jordan River Corridor west of downtown Salt Lake City and 8
implement the State of Utah’s “Utah Fairpark Area Investment and Restoration District”. The 9
zone provides for a mix of uses, including recreation, cultural, convention, entertainment, office, 10
sport stadia, residential, and commercial uses. This zone is only applicable to private, and city 11
owned land located within the in the “Utah Fairpark Area Investment and Restoration District” 12
boundary, which is generally located between 1000 West and Redwood Road and 300 North and 13
I-80, as specified on the city’s zoning map. The JRF District is intended to provide an area within 14
the city that will generate economic development and increase employment opportunities in the 15
city, region, and state of Utah. 16
17
As this is a unique area, the applicable regulations for the JRF District are found in this chapter. 18
Except as expressly modified by this Section or applicable development agreement, all other 19
terms and provisions of Title 21A apply to the JRF District. 20
21
B. APPLICABILITY: 22
1. General Plan 23
Within the JRF District, no General Plan or Master Plan, as described in 21A.02.040, shall be 24
used in evaluating or approving any site plan, plat, or other land use applications. 25
26
2. State of Utah Land 27
The regulations of this chapter are not applicable to land owned by the State of Utah. 28
APPROVED AS TO FORM
Salt Lake City Attorney’s Office
Date: ___________________________
By: ____________________________
Katherine D. Pasker, Senior City Attorney
October 28, 2024
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29
3. Other Districts. No overlay or other district shall apply in the JRF District provided that the 30
Riparian Corridor Overlay set forth in Chapter 21A.34 shall apply to the extent allowed in a 31
separate development agreement with the “qualified owner” as that term is defined in Utah Code 32
Section 11-70-101. 33
34
4. Fencing of Recreation Facilities, including Stadia. For fences or walls constructed around stadia, 35
fairgrounds, parks, open space, or other outdoor recreation areas and their ancillary uses, the 36
maximum height fence shall be ten (10) feet in height and may be located in any required yard, 37
provided that the fence or wall is no less than eighty percent (80%) transparent above a height of 38
six (6) feet. Fences or walls may exceed ten (10) feet in height if necessary to protect public safety, 39
such as, for driving ranges, baseball fields, athletic fields; or similar facilities. Fences may not 40
prohibit access to water meters. 41
42
43
C. MINIMUM LOT AREA, WIDTH AND YARD STANDARDS: 44
There are no minimum lot areas or lot widths required in the JRF District. The following provisions 45
are applicable to the yard, lot and bulk standards of the JRF District. 46
1. Front and Corner Side Yards: No minimum front and corner side yards are required. A 47
maximum setback of 15 feet shall be provided from all streets and publicly accessible open 48
spaces. Regardless of the setback provided, doors shall be setback a minimum distance to allow 49
the door to operate without swinging into a right of way, midblock walkway, or public or 50
private road. 51
2. Interior Side Yards: No minimum side yard is required. 52
3. Rear Yard: No minimum rear yard is required. 53
4. Open Space: The qualified owner shall create and enforce an open space plan for contiguous 54
land within the JRF District that shall require at least ten percent of gross development area 55
within the contiguous area used for passive or active open space, including use as a pedestrian 56
circulation area. 57
5. Infrastructure Integration: Sites shall be designed to incorporate water meters, utilities, and 58
stormwater infrastructure. 59
6. Waterway Setback. Except to the extent otherwise specified by the development agreement 60
required by Utah Code Section 11-70-206(3)(b), setbacks from the Jordan River in subsections 61
21A.32.140(C)(5) apply within the JRF District. 62
63
D. BUILDING HEIGHT: 64
1. Building height shall be measured from finished grade. 65
2. Maximum building height: two-hundred feet (200’). 66
3. Buildings taller than two-hundred feet (200’) and up to four-hundred (400’) feet are permitted 67
but only as authorized through the design review process, subject to the requirements of 68
Chapter 21A.59 of this title and the following regulations. 69
a. The building shall include a minimum stepback of five feet (5’) or other architectural 70
feature that can deflect snow and ice from falling directly onto a sidewalk, midblock 71
walkway, or other public space. The stepback may be located above the first floor and 72
below one hundred twenty feet (120’) in height above the sidewalk or public space 73
Buildings with less than fifty percent (50%) of the total façade surface cladded in glass 74
are exempt from this requirement; 75
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b. The building development shall include at least one of the following options: 76
i. A midblock walkway that connects to an existing or planned street or 77
midblock walkway; 78
ii. The building is utilizing affordable housing incentives identified in Chapter 79
21A.52 of this title; 80
iii. A privately owned, publicly accessible open space on the property, or on 81
another property within the geographic boundaries of the Jordan River Fairpark 82
District, creating or adding to a pedestrian thoroughfare, and including trees 83
sufficient to provide a shade canopy that covers 60% of the open space area. 84
Existing public open space areas within the Jordan River Fairpark District are not 85
eligible for purposes of this subsection. 86
87
c. No building over 200’60’ is permitted unless the developer consults with the FAA 88
regarding compliance with 14 CFR Part 77.9. the FAA issues a “determination of no 89
hazard to air navigation” for said building. 90
91
d. Notwithstanding receipt of a “determination of no hazard to air navigation” from the 92
FAA, aAll buildings over 200’ 60 feet shall avoid: 93
i. Creating electrical interference with navigational signals for radio 94
communication between the airport and aircraft; 95
ii. Making it difficult for aircraft pilots to distinguish airport lights from other 96
lights or result in glare in the eyes of aircraft pilots using the airport; 97
iii. Impairing aircraft pilot visibility in the vicinity of the airport; or 98
iv. Creating a hazard or endanger the landing, takeoff or maneuvering of aircraft 99
intending to use the airport. 100
E. USES: 101
Uses in the JRF District are specified below as permitted and conditional uses with such standards 102
as specified in this subsection. 103
104
1. Permitted Uses: The uses specified as permitted uses are permitted provided that they 105
comply with the general standards set forth in part IV of this title and all other applicable 106
requirements of this title. 107
2. Conditional Uses: The uses specified as conditional uses shall be allowed provided they are 108
approved pursuant to the standards and procedures for conditional uses set forth in chapter 109
21A.54 of this title, and comply with all other applicable requirements of this title. 110
3. Uses Not Permitted: Any use not specifically permitted or conditionally permitted in the 111
table of permitted and conditional uses for the specific zoning district is prohibited. Only 112
uses listed as a “P” or a “C” in the table of permitted and conditional uses for a district shall 113
be allowed where designated. 114
4. Prohibited Uses: The following land uses are prohibited: 115
a. Commercial and Industrial Land Uses That Exceed two hundred thousand 116
(200,000) Gallons of Water per Day. 117
b. New Land Uses: Any new commercial or industrial land use that consumes or uses 118
more than an annual average of two hundred thousand (200,000) gallons of potable 119
water per day is prohibited in all zoning districts. The use and consumption limit 120
is based on the total use from all water meters that serve the land use. 121
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c. Expansions of Existing Uses: No commercial or industrial land use shall expand 122
to an extent that increases its daily potable water consumption or use to exceed an 123
annual average of two hundred thousand (200,000) gallons of potable water per 124
day. Notwithstanding the provisions of Subsection 21A.38.040.H, an existing land 125
use that exceeds the water use threshold may not expand if the expansion will result 126
in a net increase in water consumption or use. The use and consumption limit is 127
based on the total use from all water meters that serve the land use. 128
d. Water Use Report Required: A land use applicant shall certify the anticipated daily 129
water use of the proposed land use in a manner satisfactory to the Department of 130
Public Utilities. The Department of Public Utilities may require an anticipated 131
daily water use report of any land use applicant proposing a new use or expansion 132
of an existing use. 133
e. Exemption: Agricultural, residential, and institutional land uses are not subject to 134
the regulations of this subsection. For purposes of this section, an institutional land 135
use includes government owned or operated facilities, places of worship, and 136
hospitals. 137
138
Permitted and Conditional Uses by District
Use JRF
Accessory use, except those
that are specifically regulated
elsewhere in this title
P
Adaptive reuse for additional
uses in eligible buildings
Affordable housing incentives
development P
Alcohol:
Bar establishment P2
Brewery P2
Small Brewery P2
Brewpub P2
Distillery P2
Tavern P2
Winery P2
Ambulance Service P
Amphitheater, formal P
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Amphitheater, informal P
Animal:
Cremation service
Kennel P
Veterinary office P
Antenna, Communication
Tower P
Antenna, Communication Tower exceeding the
maximum
height in the zoning district
C
Art gallery P
Artisan food production P
Artisan Production P
Artists’ Loft/Studio P
Auditorium P
Bakery, commercial
Bed and breakfast P
Bio-medical facility P
Blacksmith shop C
Blood donation center P
Botanical Garden P
Bus line station/terminal
Charity Dining Hall
Check cashing/payday loan
business
Clinic (medical, dental) P
Commercial food preparation P
Community correctional
facility, small C
Community garden P
Convent/Monastery
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Crematorium
Daycare center, adult P
Daycare center, child P
Dwelling:
Assisted living facility
(large) P
Assisted living facility
(limited capacity) P
Assisted living facility
(small) P
Accessory unit (ADU) P
Congregate care facility
(large) P
Congregate care facility
(small) P
Group home (large) C
Group home (small) P
Living quarter for caretaker or security
guard P
Multi-family P
Residential support
(large) C
Residential support
(small) P
Rooming (boarding)
house P
Shared housing P
Single-family attached P
Single-family (detached) P
Twin home P
Two-family P
Emergency medical service facility P
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Exhibition hall P
Fairground P
Farmers' market P
Farm stand P
Financial institution P
Financial institution with drive- through facility P7
Flea Market
Funeral home or mortuary P
Gas station P 6
Golf course P
Greenhouse P
Heliport P
Home occupation P 3,4
Hospital, including accessory
lodging facility P
Hotel/Motel P
Intermodal transit passenger
hub
Laboratory, medical related P
Laundry, commercial P
Library P
Light manufacturing P
Mixed use development P
Mobile business P
Municipal service uses,
including City utility uses and police and fire stations P
Museum P
Nursing care facility P
Office P
Open space P
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Park P
Parking:
Commercial P
Off site P
Park and ride lot P
Performing arts production
facility P
Pharmacy P
Pharmacy with drive through
use P7
Place of worship P
Plaza P
Radio, television station P
Railroad passenger station
Reception center P
Recreation (indoor/outdoor) P
Research and development
facility P
Restaurant P
Restaurant with drive-through
facility P
Retail (goods or services) P
Retail (goods or services) with
drive-through facility P7
School:
K-12 Private P
K-12 Public P
College or university P
Music conservatory P
Professional and
vocational P
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Seminary and religious
institute P
Short Term Rental P
Social service mission
Solar array P
Stadium P
Storage, accessory (outdoor) P
Store, Pawnshop
Studio, art P
Technology facility P3, 5
Theater, live performance P
Theater, movie P
Urban farm P
Utility, building or structure P1
Vehicle:
Automotive Rental Agency P8
Automobile repair (major)
Automobile repair (minor)
Automobile sales and
service
Car Wash C
Warehouse P
Welding shop
Wholesale distribution P
Zoological Park P
Qualifying provisions: 139
1. See Subsection 21A.02.050.B of this title for utility regulations. 140
2. Subject to conformance with the provisions in Section 21A.36.300 "Alcohol Related 141
Establishments", of this title. 142
3. Allowed only within legal conforming single-family, duplex, and multi-family 143
dwellings and subject to Section 21A.36.130 of this title. Consult the water use and/or 144
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consumption limitations of Subsection 21A.33.010. 145
4. Allowed only within legal conforming single-family, duplex, and multi-family 146
dwellings and subject to Section 21A.36.030 of this title. 147
5. Prohibited within 1/2 mile of a residential use if the facility produces hazardous or 148
radioactive waste as defined by the Utah Department of Environmental Quality 149
administrative rules. 150
6. Use allowed on state collector and arterial streets and not permitted within 1,000’ of a 151
perennial stream. 152
7. Must be attached to a building containing other commercial or residential uses. 153
8. Must have covered and/or offsite parking for any vehicles offered for rent. 154
155
F. DESIGN STANDARDS: 156
The provisions of this subsection identifies each design standard applicable to the JRF District. If a 157
box is checked (X), that standard is required. The specific dimension or detail of a design standard 158
is indicated within the box. Design standards shall be as set forth in Section 21A.37.060.F. 159
160
1. Internal Buildings and Street Frontage 161
Standard JRF DISTRICT
Screening of mechanical equipment (21A.37.050.J) X
Street trees (21A.48.060.B ) X
Soil volume (21A.48.060.B) X
162
2. Frontage along Redwood Road and North Temple: The following design standards are only 163
applicable to development within the JRF District on the side of the building fronting the public 164
roadways of Redwood Road and North Temple. 165
Standard JRF (Redwood Rd. and
North Temple frontage) (Code Section)
Ground floor use (%) (21A.37.050.A) 60
Building materials: ground floor (%) (21A.37.050.B.3) 75
Building materials: upper floors (%) (21A.37.050.B.4) 50
Glass: ground floor (%) (21A.37.050.C.1) 60
Glass: Upper Floor Glass: (%) (21A.37.050.C.2.) 50
Building Entrances (feet): (21A.37.050.D.) 75
Blank wall: maximum length (feet) along North Temple
or Redwood Rd. (21A.37.050.E) 25
Screening of mechanical equipment (21A.37.050.J) X
Screening of service areas (21A.37.050.K) X
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166
G. SIGN REGULATIONS 167
1. Incorporation of D1 and D4 Sign Provisions. Within the JRF District, the sign regulations 168
found in section 21A.46.110.A.3.a of this title apply. 169
2. Stadium Area Sign Regulations. Entertainment, sports and similar signs allowed in section 170
21A.46.110.A.3.b shall be allowed within an area in the JRF District that is 1,000 linear feet 171
from the property boundary of a parcel containing a stadium or event center use. 172
3. District Signs. In addition to the signs allowed by Subsection G(1) and (2) above, the JRF 173
District may include private directional signs and wayfinding signs to integrate the 174
development within the JRF District with other areas owned by the state and adjoining or 175
near the JRF District. 176
4. Sign Master Plan. Sign regulations shall not regulate interior signs that are not visible to or 177
from a public street or public way provided that such internal signs shall be consistent with 178
a sign master plan maintained by the qualified owner. 179
5. Within the JRF District, a development quadrant, which is an area bounded by a public or 180
private alley, trail, pathway, linear park or street on all sides, shall be used interchangeably 181
with “city block” as that term is used in section 21A.46.110.A.3.a. 182
6. One public assembly facility sign, as that term is defined and restricted in Utah Code Section 183
72-7-504.5 may be allowed within the JRF District. 184
185
186
2. Amends Section 21A.37.060.F. as follows: 187
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188
Standard (Code Section) District
RP BP FP AG AG-2 AG-5 AG-20 PL I UI OS NOS MH EI MU JRF
Ground floor use (%)
(21A.37.050A1)
601
Ground floor use + visual
interest (%)
(21A.37.050A2)
Building materials: ground
floor (%)
(21A.37.050B13)
751
Building materials: upper
floors (%)
(21A.37.050B24)
501
Glass: ground floor (%)
(21A.37.050C1)
40 - 70 601
Glass: upper floors (%)
(21A.37.050C2)
501
Building entrances (feet)
(21A.37.050D)
X 751
Blank wall: maximum
length (feet)
(21A.37.050E)
15 251
Street facing facade:
maximum length (feet)
(21A.37.050F)
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Upper floor stepback (feet)
(21A.37.050G)
Lighting: exterior
(21A.37.050H)
X X X
Lighting: parking lot
(21A.37.050I)
X X
Screening of mechanical
equipment (21A.37.050J)
X X
Screening of service areas
(21A.37.050K)
X X1
Ground floor residential
entrances (21A.37.050L)
Tree canopy coverage (%)
(21A.37.050P1)
Street trees
(21A.37.050Q2)
X
Soil volume
(21A.37.050Q3)
X
Minimize curb cuts
(21A.37.050Q4)
Overhead cover
(21A.37.050Q5)
Height transitions: angular
plane for adjacent zone
districts (21A.37.050R)
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Horizontal articulation
(21A.37.050S)
189
Notes: 190
1. Design standards are only applicable to development within the JRF District on the side of the building fronting the public roadways of 191
Redwood Road and North Temple. 192
193