HomeMy WebLinkAboutLegislative Version Ordinance - 8/19/2025V2 1
Project Title: Text Amendment to Chapter 21A.59 Design
Review
Petition No.: PLNPCM2024-00294
Version: 2
Date Prepared: August 18, 2025
Planning Commission Action: Recommended 8/28/2024
This proposed ordinance makes the following amendments (for summary purposes only):
Adds design review submittal requirements
Reorganizes the design review standards and clarifies when each subsection is applicable
Adds new standards for design review to better meet the intent of the design review process
Deletes standards regulated elsewhere in City code
Makes technical changes
Underlined text is new; text with strikethrough is proposed to be deleted. All other text is existing with no
proposed change.
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1. Amending Subsection 21A.59.030.B as follows: 2
3
B. Complete Application: The design review application is considered complete when it includes all 4
of the following: 5
1. All of the application information required for site plan review as identified in Chapter 6
21A.58 of this title. 7
2. Photos showing the facades of adjacent abutting development, trees on the site, general 8
streetscape character, and views to and from the site. 9
3. Streetscape study that illustrates how the building integrates with the block face. The study 10
shall include the building height, height of the ground floor or building base, street facing 11
façade length, front yard setback, and location of vehicular entrances of existing buildings. If 12
the proposed building is located on a corner lot, the analysis shall incorporate both block 13
faces. 14
3 4. Demonstration of compliance with the purpose of the individual zoning district in written 15
narrative and graphic images. 16
4 5. Demonstration of compliance with the purpose of the applicable design standards of the 17
individual zoning district in written narrative, graphic images, and relevant calculations. 18
5 6. Demonstration of compliance with the applicable design review objectives (Section 19
21A.59.060 of this chapter) in written narrative, graphics, images, and relevant calculations. 20
6 7. The zoning administrator may waive a submittal requirement if it is not necessary in order to 21
determine if a request for a modification to a design standard complies with the standards of 22
review. 23
APPROVED AS TO FORM
Salt Lake City Attorney’s Office
Date: ___________________________
By: ____________________________
Katherine D. Pasker, Senior City Attorney
August 18, 2025
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2. Amending Subsection 21A.59.045.A as follows: 24
25
A. Design Review applications shall be reviewed for compliance with the design review standards of 26
Section 21A.59.050 as follows: 27
1. General Modification Requests: Applications to modify a design standard in Chapter 21A.37, 28
or other zoning standard specifically authorized for modification through design review, shall 29
be reviewed for compliance with all the design review standards, with the following 30
exceptions: that are directly related to the purpose of the associated regulation requested for 31
modification. 32
a. Subsection 21A.59.050.E is only applicable for modifications to a street facing façade 33
length regulation; 34
b. Subsection 21A.59.050.G is only applicable for additional building height; and 35
c. A standard in Section 21A.59.050 may be considered met when the proposal complies 36
with a corresponding design standard in Chapter 21A.37 and both standards align in 37
purpose and intent. 38
2. Additional Height or Square Footage Requests: Applications required to go through design 39
review due to a height or square footage regulation shall be reviewed for compliance with all 40
design review standards. 41
3. All Other Requests: Any application not covered by the subsections above, shall be subject to 42
review for compliance with all design review standards. 43
3. Amending section 21A.59.050 as follows: 44
45
21A.59.050 STANDARDS FOR DESIGN REVIEW 46
47
A. Any new development shall comply with the intent of the purpose statement of the zoning district 48
and specific design regulations found within the zoning district in which the project is located as 49
well as the city's adopted "urban design element" and adopted master general plan policies and 50
design guidelines governing the specific area of the proposed development. 51
52
B. Development shall be primarily oriented to the sidewalk, not an interior courtyard or parking lot. 53
by including: 54
1. Primary entrances shall that face the public sidewalk (secondary entrances can face a parking 55
lot).; 56
2. Building(s) shall be sited located close to the public sidewalk, following and responding to 57
the desired development patterns of the immediate vicinity neighborhood.; and 58
3. Parking shall be located within, behind, or to the side of buildings. 59
60
C. Building facades shall include detailing and glass in sufficient quantities to facilitate pedestrian 61
interest and interaction by including: . 62
1. Locate aActive ground floor uses at or near close to the public sidewalk.; 63
2. Maximum ize transparency of the street facing facades. by prohibiting covering the g Ground 64
floor glass with shall not have reflective treatments, be covered by interior walls or opaque 65
signage, and or use other similar features that prevent passers-by from seeing inside of the 66
building for non-residential uses.; 67
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3. Use or reinterpret tTraditional storefront elements like such as sign bands, clerestory glazing, 68
articulation, and architectural detail at window transitions on the ground floor. If the ground 69
floor contains residential uses, each primary building entrance and individual unit entrance 70
shall include a defined entry feature; 71
4. Buildings located on corner lots shall incorporate architectural features that emphasize the 72
building's corner, including a prominent building entrance that is publicly accessible, 73
transparent, and unobstructed; and 74
45. Locate o Outdoor dining patios, courtyards, plazas, habitable landscaped yards, and open 75
spaces, if provided, should be situated so that they have a direct visual connection to the 76
street or midblock walkway. and outdoor spaces. 77
78
D. Large b Building masses shall be divided into heights and sizes proportions that minimize the 79
perceived mass of the structure and relate to human scale by demonstrating compliance with the 80
following standards: . 81
1. Relate building scale and massing to the size and scale of existing and anticipated buildings 82
the surrounding buildings, and context of the site, such as alignments with existing 83
foundation lines, established cornice heights, building massing, stepbacks and vertical 84
emphasis; 85
2. Modulate the design of a larger building using a series of vertical or horizontal emphases to 86
equate with the scale (heights and widths) of the buildings in the context and reduce the 87
visual width or height. For buildings with more than three stories, compose the design of a 88
building with a distinct base to create a sense of human scale orientation. For buildings taller 89
than 50 feet, the height of the base shall be at least 20 feet. For buildings taller than 100 feet, 90
the minimum base height should be three stories or be consistent with the existing street wall; 91
3. Include secondary architectural elements such as balconies, porches, vertical bays, belt 92
courses, fenestration and or window reveals.; and 93
4. Reflect the scale and solid-to-void solid (wall) to void (window/door openings) ratio of 94
windows and doors of the established character of the neighborhood or that which is desired 95
in the master general plan. Windows shall have a consistent spacing pattern and alignment. 96
97
E. Building facades that exceed a combined contiguous building length of two hundred feet (200') 98
shall include: 99
1. Changes in vertical plane (breaks in façade) 100
2. Material changes; 101
3. Massing changes; 102
4. A minimum of eighty percent (80%) of the ground floor must be used for active, publicly 103
accessible uses. Active uses are those that promote an active pedestrian environment through 104
inclusion of uses that capture the attention of a passer-by. This includes retail establishments, 105
retail services, civic spaces (theaters, museums, etc), restaurants, bars, art and craft studios, 106
and other uses determined to be substantially similar by the planning director and/or 107
commission; and 108
5. Stepback must be a minimum of ten feet (10') from the base of the building. This allows the 109
base to be the primary defining element for the site and the adjacent public realm, reducing 110
wind impacts, and opening sky views. 111
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The maximum height of the base of a proposed building should be equal to the width of the right 112
of way if allowed in the zoning district to provide sufficient enclosure for the street without 113
overwhelming the street. The minimum height of the base must be at least two stories. 114
A building over two hundred feet (200') in width shall include necessary separation from 115
property lines to minimize the impact of shadows and development rights of adjacent properties. 116
E. This subsection is only applicable to buildings requesting additional street facing building façade 117
length. Street facing building facades shall contribute to the character of the neighborhood, 118
reinforce the established street wall, promote ground-level activation, create a sense of enclosure, 119
and be designed to minimize negative impacts on the streetscape. The street facing building 120
façade may only be increased up to 25% of the allowed maximum in Section 21A.37.060, subject 121
to the following standards: 122
1. Reductions to the ground floor use requirement of the underlying zoning district, as specified 123
in Section 21A.37.060, are not permitted. For zoning districts without a designated ground 124
floor use requirement, a minimum of 75% of the ground floor shall contain qualifying active 125
uses as defined in Section 21A.37.050.A. 126
2. Building facades that exceed the maximum street facing façade length shall be designed to 127
reduce the perceived length of the façade and provide visual interest, by including elements 128
such as: 129
a. Significant changes in wall plane measuring at least 2 feet; 130
b. Massing changes; or 131
c. Distinguished roof lines. 132
133
3. Exemptions: 134
a. The following land use are exempt from the maximum increase of 25% of building 135
façade and the reduction in ground floor use provision above: utility buildings and structures 136
(other than the offices for utility providers), stadiums/arenas, libraries, convention centers, 137
places of worship, government offices, public and private schools, universities, movie 138
theaters, live performance theaters, and other similar general assembly land uses as 139
determined by the zoning administrator. 140
b. Developments that comply with the affordability level in Table 21A.52.050.G Affordable 141
Housing Incentives may exceed the building length by up to 75% of the allowed maximum in 142
Section 21A.37.060. Such developments shall be subject to Subsections 21A.52.050.E and F. 143
144
F. If provided, privately-owned public publicly accessible outdoor spaces shall include at least three 145
of the six seven following elements: 146
1. At least one sitting space for each two hundred fifty (250) square feet shall be included in the 147
plaza. Seating shall be a minimum of sixteen inches (16") inches in height and thirty inches 148
(30") inches in width. Ledge benches shall have a minimum depth of 30 inches thirty inches 149
(30"); 150
2. A mixture of areas that provide seasonal shade Seasonal shade in the form of permanent 151
shade structures, pergolas, or overhanging building elements such as canopies that enhance 152
comfort and usability of the space; 153
3. Trees in proportion to the space at a minimum of one tree per eight hundred (800) square 154
feet. At the time of planting, deciduous trees shall have a minimum trunk size of 1.5 inches in 155
caliper, while evergreen trees shall have a minimum size of 5 feet in height at least two 156
inches (2") 2 inch caliper when planted; 157
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4. Water features or public art; 158
5. Outdoor dining areas; and 159
6. Children’s amenity space in the form of playgrounds, splash pads, or other similar features; or 160
6 7. Other amenities not listed above that provide a public benefit. 161
G. Building height shall be modified to relate to human scale and minimize negative impacts. In the 162
downtown and in the CSHBD Sugar House Business District, building height shall contribute to a 163
distinctive city skyline. 164
1. Human scale: 165
a. Utilize stepbacks to design a building that relates to the height and scale of adjacent and 166
nearby buildings, or where identified, goals for future scale defined in adopted master 167
plans. 168
b. The minimum stepback for any building located in a zoning district that does not contain 169
an upper level stepback provision shall be ten feet (10'). This stepback is only required 170
for applications requesting additional height when authorized in the underlying zoning 171
district. The stepback shall be applied to the first full floor of the building that is seeking 172
the request for additional height. 173
c. For buildings more than three stories or buildings with vertical mixed use, compose 174
the design of a building with distinct base, to reduce the sense of apparent height. 175
2. Negative impacts: All buildings seeking additional height as authorized in the underlying 176
zoning district shall be subject to the following standards: 177
a. Modulate taller buildings vertically and horizontally so that it steps up or down to its 178
neighbors. 179
b. Minimize shadow impacts of building height on the public realm and semi-public spaces 180
by varying building massing. Demonstrate impact from shadows due to building height 181
for the portions of the building that are subject to the request for additional height. 182
c. Modify tall buildings to minimize wind impacts on public and private spaces, such as the 183
inclusion of a wind break above the first level of the building. 184
d. Design and orient to prevent snow, ice, or water from falling directly onto a public 185
sidewalk, public space, neighboring property, or directly onto the walkway leading to the 186
building entrance. 187
3. Cornices and rooflines: 188
a. Cohesiveness: Shape and define rooflines to be cohesive with the building's overall form 189
and composition. The roofline and architectural detailing, including cornices, shall be 190
complimentary to the structure's scale, material, color, and form and create a change in 191
plane of at least six inches (6"), a change in material, utilizing at least one visible sloping 192
plan along a minimum of fifty percent (50%) of the roofline on building elevations facing 193
a street, or a change in material orientation to define the roof line of the building. 194
b. Green Roof and Roof Deck: Include a green roof and/or accessible roof deck to support a 195
more visually compelling roof landscape and reduce solar gain, air pollution, and the 196
amount of water entering the stormwater system. 197
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198
G. This subsection is only applicable to buildings requesting additional building height, as 199
authorized in the underlying zoning district. Building height shall be modified to relate to human 200
scale and minimize negative impacts by demonstrating compliance with the following standards: 201
1. Design tall buildings to minimize wind impacts on primary building entrances, parks and 202
open space, and public and private outdoor amenity areas. Design elements may include a 203
wind break above the first level of the building, recessed entryways or vestibules, or 204
canopies; 205
2. Design and orient buildings to prevent snow, ice, or water from falling directly onto a public 206
sidewalk, public space, neighboring property, or directly onto the walkway leading to the 207
building entrance; 208
3. Roof-top mechanical equipment shall be screened from public view; and 209
4. Buildings abutting a landmark site shall feature at least one horizontal element on the street 210
facing façade (base, belt course, frieze, cornice) that aligns with a corresponding element of 211
the historic building. The alignment shall foster visual continuity and respect the historic 212
context. 213
214
H. Parking and on site circulation shall be provided with an emphasis on making safe pedestrian 215
connections to the sidewalk, transit facilities, or midblock walkway. Parking is encouraged to be 216
behind the principal building and away from pedestrian walkways. Parking lots and structures 217
shall be setback a minimum of twenty-five 25 feet (25') from required midblock pedestrian access 218
locations or as required in the underlying zoning district if the underlying zoning requires a larger 219
setback. 220
I. Waste and recycling containers, mechanical equipment, storage areas, and loading facilities shall 221
be fully screened from public view and, for buildings with only one street-facing frontage, are 222
prohibited from being located along street-facing facades. They shall incorporate building 223
materials and detailing compatible with the building being served and shall be co-located with 224
driveways unless prohibited by the presence of a street tree, public infrastructure, or public 225
facility within the right of way. Service uses may be located within the structure. (See 226
Subsection 21A.37.050.K of this title.) 227
I. Screening of Service Areas: Service areas, loading facilities, refuse containers, utility meters, and 228
similar areas shall be fully screened from public view or located along a side yard. All screening 229
enclosures viewable from the street shall be either incorporated into the building architecture or 230
shall incorporate building materials and detailing compatible with the building being served. 231
J. Signage shall emphasize the pedestrian/mass transit orientation. 232
1. Define specific spaces for signage that are integral to building design, such as commercial 233
sign bands framed by a material change, columns for blade signs, or other clearly articulated band 234
on the face of the building. 235
2. Coordinate signage locations with appropriate lighting, awnings, and other projections. 236
3. Coordinate sign location with landscaping to avoid conflicts. 237
K J. Site and building Llighting shall support pedestrian comfort and safety, neighborhood image, 238
and dark sky goals. 239
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1. Provide street lights as indicated in the Salt Lake City Lighting Master Plan. 240
2. Outdoor lighting should be designed for low-level illumination and to minimize glare and light 241
trespass onto adjacent abutting properties and uplighting directly to the sky. 242
3 2. Coordinate lighting with architecture, signage, and pedestrian circulation to accentuate 243
significant building features, improve sign legibility, and support pedestrian comfort and 244
safety. 245
L K. Streetscape improvements shall be provided as follows: 246
1. One street tree chosen from the street tree list consistent with the city's urban forestry 247
guidelines and, with the approval of the city's urban forester, shall be placed for every thirty feet 248
(30') of property frontage on a street. Existing street trees removed as the result of a development 249
project shall be replaced by the developer with trees approved by the city's urban forester. 250
2 1. Hardscape (paving material) Impervious surfaces shall be utilized to differentiate privately-251
owned public spaces from public spaces. Hardscape for All paving for public sidewalks shall 252
follow applicable design standards. Permitted materials for privately-owned public spaces shall 253
meet the following standards: 254
a. Use materials that are durable (withstand wear, pressure, damage), require a minimum of 255
maintenance, and are easily repairable or replaceable should damage or defacement 256
occur. 257
b. Where practical, as in lower-traffic areas, use materials that allow rainwater to infiltrate 258
into the ground and recharge the water table. 259
c. Limit contribution to urban heat island effect by limiting use of dark materials and 260
incorporating materials with a high Solar-Reflective Index (SRI). 261
d. Utilize materials and designs that have an identifiable relationship to the character of the 262
site, the neighborhood, or Salt Lake City. 263
e. Use materials (like textured ground surfaces) and features (like ramps and seating at key 264
resting points) to support access and comfort for people of all abilities. 265
f. Asphalt shall be limited to vehicle drive aisles. 266
267