015 of 2013 - Title 21A - concerning conditional building and site design review 0 13-1
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SALT LAKE CITY ORDINANCE
No. 15 of 2013
(An ordinance amending certain sections of Title 21A of the
Salt Lake City Code concerning conditional building and site design review)
An ordinance amending certain sections of Title 21A of the Salt Lake City Code pursuant
to Petition No. PLNPCM2010-00783 to modify conditional building and site design review
regulations.
WHEREAS, the Salt Lake City Planning Commission ("planning commission") held a
public hearing on January 25, 2012 to consider a request made by Salt Lake City Mayor Ralph
Becker (petition no. PLNPCM2010-00783) to amend various sections of Title 21A (Zoning) of
the Salt Lake City Code to modify the conditional building and site design review regulations;
and
WHEREAS, at its January 25, 2012 hearing, the planning commission voted to transmit a
positive recommendation to the Salt Lake City Council ("city council") on said application; and
WHEREAS, after a public hearing on this matter the city council has determined that
adopting this ordinance is in the city's best interests,
NOW, THEREFORE, be it ordained by the City Council of Salt Lake City, Utah:
SECTION 1. Amending text of Salt Lake City Code section 21A.06.030.B.5. That
section 21A.06.030.B.5 of the Salt Lake City Code (Zoning: Decision Making Bodies and
Officials: Planning Commission: Jurisdiction and Authority), shall be, and hereby is, amended to
read as follows:
5. Review, hear and decide applications for conditional uses, including planned
developments, pursuant to the procedures and standards set forth in chapters 21A.54,
"Conditional Uses", 21A.55, "Planned Developments", and 21A.59 "Conditional
Building and Site Design Review", of this title;
SECTION 2. Amending text of Salt Lake City Code chapter 21A.59. That chapter
21A.59 of the Salt Lake City Code (Zoning: Conditional Building and Site Design Review), shall
be, and hereby is, amended to read as follows:
Chapter 21A.59
CONDITIONAL BUILDING AND SITE DESIGN REVIEW
21A.59.010: PURPOSE STATEMENT:
21A.59.020: AUTHORITY:
21A.59.030: SCOPE OF APPLICATION:
21A.59.040: SCOPE OF MODIFICATIONS AUTHORIZED:
21A.59.050: APPLICATION REQUIREMENTS:
21A.59.060: STANDARDS FOR DESIGN REVIEW:
21A.59.070: PROCEDURES FOR DESIGN REVIEW:
21A.59.010: PURPOSE STATEMENT:
The intent of building and site design review regulations is to provide for the flexible
implementation of the specific design requirements set forth within individual zoning
districts. The purpose statement of each zoning district provides the philosophical
approach to defining that flexibility. This process is intended to supplement the review
and administrative procedures which are carried out under this title or other city
ordinances and regulations. The conditional building and site design review process is
intended to help ensure that newly developed properties and redeveloped properties are
designed to encourage pedestrian access, circulation and orientation while acknowledging
the need for transit and automobile access.
21A.59.020: AUTHORITY:
Design review shall be required pursuant to the provisions of this chapter for uses as
specified within individual zoning districts before zoning certificates, building permits or
certificates of occupancy may be issued.
A. The planning commission shall approve design criteria upon consideration of
comments received from city departments and determining whether modification of
specific design regulations meets the intent of the individual zoning district.
B. The planning commission may modify individual design requirements for specific
projects if they find that the intent of the basic design criteria of the zoning district
has been met.
21A.59.030: SCOPE OF APPLICATION:
Design review approval shall be required for all permitted uses, conditional uses and
accessory uses when specifically authorized and referenced by individual zoning districts.
21A.59.040: SCOPE OF MODIFICATIONS AUTHORIZED:
The authority of the planning commission through the design review process shall be
limited to modification of the specific element referenced within each zoning district. In
the TSA zoning district, the planning commission or administrative hearing officer, shall
have the authority to determine if a proposal generally compiles with the transit station
area development guidelines and may make modifications to the Building and Site
Design proposal to insure compliance.
21A.59.050: APPLICATION REQUIREMENTS:
Each application for design review shall include the same information as required for site
plan review as identified in section 21A.58.060 of this title.
21A.59.060: STANDARDS FOR DESIGN REVIEW:
In addition to standards provided in other sections of this title for specific types of
approval, the following standards shall be applied to all applications for design review:
A. Development shall be primarily oriented to the street, not an interior courtyard or
parking lot.
B. Primary access shall be oriented to the pedestrian and mass transit.
C. Building facades shall include detailing and glass in sufficient quantities to facilitate
pedestrian interest and interaction.
D. Architectural detailing shall be included on the ground floor to emphasize the
pedestrian level of the building.
E. Parking lots shall be appropriately screened and landscaped to minimize their impact
on adjacent neighborhoods. Parking lot lighting shall be shielded to eliminate
excessive glare or light into adjacent neighborhoods.
F. Parking and on site circulation shall be provided with an emphasis on making safe
pedestrian connections to the street or other pedestrian facilities.
G. Dumpsters and loading docks shall be appropriately screened or located within the
structure.
H. Signage shall emphasize the pedestrian/mass transit orientation.
I. Lighting shall meet the lighting levels and design requirements set forth in chapter 4
of the Salt Lake City lighting master plan dated May 2006.
J. Streetscape improvements shall he provided as follows:
1. One street tree chosen from the street tree list consistent with the city's urban
forestry guidelines and with the approval of the city's urban forester shall be
placed for each thirty feet (30') of property frontage on a street. Existing street
trees removed as the result of a development project shall be replaced by the
developer with trees approved by the city's urban forester.
2. Landscaping material shall be selected that will assure eighty percent (80%)
ground coverage occurs within three (3) years.
3. Hardscape (paving material) shall be utilized to designate public spaces.
Permitted materials include unit masonry, scored and colored concrete, grasscrete,
or combinations of the above.
4. Outdoor storage areas shall be screened from view from adjacent public rights of
way. Loading facilities shall be screened and buffered when adjacent to
residentially zoned land and any public street.
5. Landscaping design shall include a variety of deciduous and/or evergreen trees,
and shrubs and flowering plant species well adapted to the local climate.
K. The following additional standards shall apply to any large scale developments with a
gross floor area exceeding sixty thousand (60,000) square feet:
1. The orientation and scale of the development shall conform to the following
requirements:
a. Large building masses shall be divided into heights and sizes that relate to
human scale by incorporating changes in building mass or direction,
sheltering roofs, a distinct pattern of divisions on surfaces, windows, trees,
and small scale lighting.
b. No new buildings or contiguous groups of buildings shall exceed a combined
contiguous building length of three hundred feet (300').
2. Public spaces shall be provided as follows:
a. One square foot of plaza, park, or public space shall be required for every ten
(10) square feet of gross building floor area.
b. Plazas or public spaces shall incorporate at least three (3) of the five (5)
following elements:
(1) Sitting space of at least one sitting space for each two hundred fifty (250)
square feet shall be included in the plaza. Seating shall be a minimum of
sixteen inches (16") in height and thirty inches (30") in width. Ledge
benches shall have a minimum depth of thirty inches (30");
(2) A mixture of areas that provide shade;
(3) Trees in proportion to the space at a minimum of one tree per eight
hundred (800) square feet. at least two inch (2") caliper when planted;
(4) Water features or public art; and/or
(5) Outdoor eating areas.
L. Any new development shall comply with the intent of the purpose statement of the
zoning district and specific design regulations found within the zoning district in
which the project is located as well as adopted master plan policies, the city's adopted
"urban design element" and design guidelines governing the specific area of the
proposed development. Where there is a conflict between the standards found in this
section and other adopted plans and regulations, the more restrictive regulations shall
control.
21A.59.065: STANDARDS FOR DESIGN REVIEW FOR HEIGHT:
In addition to standards provided in 21A.59.060, the following standards shall be applied
to all applications for conditional building and design review regarding height:
A. The roofline contains architectural features that give it a distinctive form or skyline,
or the rooftop is designed for purposes such as rooftop gardens, common space for
building occupants or the public, viewing platforms, shading or daylighting
structures, renewable energy systems, heliports, and other similar uses, and provided
that such uses are not otherwise prohibited.
B. There is architectural detailing at the cornice level, when appropriate to the
architectural style of the building.
C. Lighting highlights the architectural detailing of the entire building but shall not
exceed the maximum lighting standards as further described elsewhere in this title.
21A.59.070: PROCEDURES FOR DESIGN REVIEW:
A. Fees: Every design review application shall be accompanied by a fee as established in
the fee schedule, chapter 21A.64 of this title.
B. Submission of Final Plans; Review and Approval:
1. Planning Commission Review: After the plans and related materials and fees have
been submitted pursuant to section 21A.59.050 of this chapter, and the application
has been determined by the planning director to be complete pursuant to section
21 A.10.010 of this title, the application shall be reviewed and processed through
the planning commission in coordination with the appropriate city departments. If
the plan is approved, the planning director shall certify approval and state the
conditions of such approval, if any. If the design is disapproved, the planning
director shall indicate reasons for such in writing to the applicant.
2. Appeal of Planning Commission Decision: Any person adversely affected by a
final decision of the planning commission may appeal to the appeals hearing
officer in accordance with the provisions of chapter 21 A.16 of this title.
3. Certification by Planning Commission: The decisions of the planning commission
approving the application shall be noted on all copies of applicable plans to be
retained in the record, including any changes or conditions required as part of the
design review approval. One such copy shall be returned to the applicant, and
others retained as required for records or further action by the planning
commission or other affected agencies of the city.
4. Building Permits: Building permits shall be issued in accordance with approved
plans. A copy of the approved plan shall be retained in the records of the office of
the division of building services and licensing and all building and occupancy
permits shall conform to the provisions of the approved design review.
5. Amendments or Modifications to Approved Design Review: Amendments or
modifications to approved design review must be submitted to the planning
director. Such modifications shall be submitted in accordance with the procedures
and requirements of this chapter and shall be distributed to the appropriate
departments for review. The planning director may waive this requirement if the
planning director determines that such modification of the original design review
has no significant impact upon the original proposal and still remains in
conformance with design concepts approved by the planning commission.
6. Time Limit on Approval: Approval of design review shall be void unless a
building permit has been issued or complete building plans have been submitted
to the division of building services and licensing within two years from the date of
approval. The planning director may grant an extension of a design review
approval for up to one additional year when the applicant is able to demonstrate
no change in circumstance that would result in an unmitigated impact. Extension
requests must be submitted to the planning director in writing prior to the
expiration of the design review approval.
21A.59.080: BUILDING AND SITE DESIGN REVIEW AND CONDITIONAL
USES:
When a development is proposed which requires Building and Site Design Review along
with a conditional use approval, the planning commission shall review the applications
together. The proposed applications shall be reviewed and approved, approved with
conditions, approved with modifications, or denied.
SECTION 3. Amending text of Salt Lake City Code section 21A.24.164.E. That section
21A.24.164.E of the Salt Lake City Code (Zoning: Residential Districts: R-MU-35
Residential/Mixed Use District), shall be, and hereby is, amended to read as follows:
E. Maximum Building Height: The maximum building height shall not exceed thirty
five feet (35'), except that nonresidential buildings and uses shall be limited by
subsections El and E2 of this section. Buildings taller than thirty five feet(35'), up to
a maximum of forty five feet(45'), may be authorized through the conditional
building and site design review process; and provided, that the proposed height is
supported by the applicable master plan.
1. Maximum height for nonresidential buildings: Twenty feet (20').
2. Maximum floor area coverage of nonresidential uses in mixed use buildings of
residential and nonresidential uses: One floor.
SECTION 4. Amending text of Salt Lake City Code section 21A.24.168.E. That section
21A.24.168.E of the Salt Lake City Code (Zoning: Residential Districts: R-MU-45
Residential/Mixed Use District), shall be, and hereby is, amended to read as follows:
E. Maximum Building Height: The maximum building height shall not exceed forty five
feet (45'), except that nonresidential buildings and uses shall be limited by
subsections El and E2 of this section. Buildings taller than forty five feet (45'), up to
a maximum of seventy five feet (75'), may be authorized through the conditional
building and site design review process and provided, that the proposed height is
supported by the applicable master plan.
1. Maximum height for nonresidential buildings: Twenty feet(20').
2. Maximum floor area coverage of nonresidential uses in mixed use buildings of
residential and nonresidential uses: One floor.
SECTION 5. Amending text of Salt Lake City Code section 21A.24.170.F. That section
21A.24.170.F of the Salt Lake City Code (Zoning: Residential Districts: R-MU
Residential/Mixed Use District), shall be, and hereby is, amended to read as follows:
F. Maximum Building Height: The maximum building height shall not exceed seventy
five feet (75'), except that nonresidential buildings and uses shall be limited by
subsections Fl and F2 of this section. Buildings taller than seventy five feet (75'), up
to a maximum of one hundred twenty five feet (125'), may be authorized through the
conditional building and site design process and provided, that the proposed height is
located within the one hundred twenty five foot (125') height zone of the height map
of the east downtown master plan.
1. Maximum height for nonresidential buildings: Forty five feet (45').
2. Maximum floor area coverage of nonresidential uses in mixed use buildings of
residential and nonresidential uses: Three (3) floors.
SECTION 6. Amending text of Salt Lake City Code section 21A.24.170.J. That section
21A.24.170.J of the Salt Lake City Code (Zoning: Residential Districts: R-MU
Residential/Mixed Use District), shall be, and hereby is, amended to read as follows:
J. Entrance and Visual Access:
1. Minimum First Floor Glass: The first floor elevation facing a street of all new
buildings or buildings in which the property owner is modifying the size of windows
on the front facade, shall not have less than forty percent (40%) glass surfaces. All
first floor glass shall be nonreflective. Display windows that are three-dimensional
and are at least two feet (2') deep are permitted and may be counted toward the forty
percent (40%) glass requirement. Exceptions to this requirement may be authorized
through the conditional building and site design review process, subject to the
requirements of chapter 21A.59 of this title, and the review and approval of the
planning commission. The planning director, in consultation with the transportation
director, may modify this requirement if the adjacent public sidewalk is substandard
and the resulting modification to the setback results in a more efficient public
sidewalk. The planning director may approve a modification to this requirement, if
the planning director finds:
a. The requirement would negatively impact the historic character of the building,
b. The requirement would negatively impact the structural stability of the building,
or
c. The ground level of the building is occupied by residential uses, in which case the
forty percent (40%) glass requirement may be reduced to twenty five percent
(25%).
Appeal of administrative decision is to the planning commission.
2. Facades: Provide at least one operable building entrance per elevation that faces a
public street. Buildings that face multiple streets are only required to have one door
on any street, if the facades for all streets meet the forty percent (40%) glass
requirement as outlined in subsection J1 of this section.
3. Maximum Length: The maximum length of any blank wall uninterrupted by
windows, doors, art or architectural detailing at the first floor level shall be fifteen
feet (15').
4. Screening: All building equipment and service areas, including on grade and roof
mechanical equipment and transformers that are readily visible from the public right
of way, shall be screened from public view. These elements shall be sited to minimize
their visibility and impact, or enclosed as to appear to be an integral part of the
architectural design of the building.
SECTION 7. Amending text of Salt Lake City Code section 21A.24.180.I. That section
21A.24.180.I of the Salt Lake City Code (Zoning: Residential Districts: RO Residential/Office
District), shall be, and hereby is, amended to read as follows:
I. Offices in Existing Buildings on Lots Less than Twenty Thousand Square Feet: Offices
occupying existing buildings are permitted on a five thousand (5,000) square foot
minimum lot. Additions to existing buildings that are greater than fifty percent (50%) of
the existing building footprint or that exceed the height of the existing building shall be
subject to conditional building and site design review.
SECTION 8. Amending text of Salt Lake City Code section 21A.24.190 (qualifying
provision 6). That section 21A.24.190 of the Salt Lake City Code (Zoning: Residential Districts:
Table of Permitted and Conditional Uses for Residential Districts), shall be, and hereby is,
amended to amend the text of qualifying provision 6, which qualifying provision follows the
table therein, and which shall read as follows:
6. Building additions on lots less than 20,000 square feet for office uses may not exceed 50
percent of the building's footprint. Building additions greater than 50 percent of the
building's footprint or new office building construction are subject to a conditional
building and site design review.
SECTION 9. Amending text of Salt Lake City Code section 21 A.26.010.J. That section
21A.26.010.J of the Salt Lake City Code (Zoning: Commercial Districts: General Provisions),
shall be, and hereby is, amended to read as follows:
J. Modifications to Maximum Height: Additions to the maximum height due to the
natural topography of the site may be approved pursuant to the following procedures
and standards:
1. Modifications of Ten Percent or Less of Maximum Height:
a. The planning commission may approve, as a special exception, additional
height not exceeding ten percent (10%) of the maximum height pursuant to
the standards and procedures of chapter 21A.52 of this title. Specific
conditions for approval are found in chapter 21A.52 of this title.
2. Modifications of More than Ten Percent of Maximum Height:
a. Conditional Building and Site Design Review: Through conditional building
and site design review for properties on a sloping lot in commercial zoning
districts, pursuant to chapter 21A.59 of this title, the planning commission, or
in the case of an administrative approval the planning director or designee
may allow additional building height of more than ten percent (10%) of the
maximum height, but not more than one additional story, if the first floor of
the building exceeds twenty thousand (20,000) square feet. The additional
story shall not be exposed on more than fifty percent (50%) of the total
building elevations.
SECTION 10. Amending text of Salt Lake City Code section 21A.26.020.F. That section
21A.26.020.F of the Salt Lake City Code (Zoning: Commercial Districts: CN Neighborhood
Commercial District), shall be, and hereby is, amended to read as follows:
F. Minimum Yard Requirements:
1. Front or Corner Side Yard: A fifteen foot (15') minimum front or corner side yard
shall be required. Exceptions to this requirement may be authorized as conditional
building and site design review, subject to the requirements of chapter 21A.59 of
this title, and the review and approval of the planning commission.
2. Interior Side Yaid: None required.
3. Rear Yard: Ten feet (10').
4. Buffer Yards: Any lot abutting a lot in a residential district shall conform to the
buffer yard requirements of chapter 21A.48 of this title.
5. Accessory Buildings and Structures in Yards: Accessory buildings and structures
may be located in a required yard subject to table 21A.36.020B of this title.
6. Maximum Setback: A maximum setback is required for at least sixty five percent
(65%) of the building facade. The maximum setback is twenty five feet (25').
Exceptions to this requirement may be authorized through the conditional
building and site design review process, subject to the requirements of chapter
21A.59 of this title, and the review and approval of the planning commission. The
planning director, in consultation with the transportation director, may modify this
requirement if the adjacent public sidewalk is substandard and the resulting
modification to the setback results in a more efficient public sidewalk. The
planning director may waive this requirement for any addition, expansion, or
intensification, which increases the floor area or parking requirement by less than
fifty percent (50%) if the planning director finds the following:
a. The architecture of the addition is compatible with the architecture of the
original structure or the surrounding architecture.
b. The addition is not part of a series of incremental additions intended to
subvert the intent of the ordinance.
Appeal of administrative decision is to the planning commission.
7. Parking Setback: Surface parking is prohibited in a front or corner side yard.
Surface parking lots within an interior side yard shall maintain a thirty foot (30')
landscape setback from the front property line or be located behind the primary
structure. Parking structures shall maintain a forty five foot (45') minimum
setback from a front or corner side yard property line or be located behind the
primary structure. There are no minimum or maximum setback restrictions on
underground parking. The planning director may modify or waive this
requirement if the planning director finds the following:
a. The parking is compatible with the architecture/design of the original structure
or the surrounding architecture.
b. The parking is not part of a series of incremental additions intended to subvert
the intent of the ordinance.
c. The horizontal landscaping is replaced with vertical screening in the form of
berms, plant materials, architectural features, fencing and/or other forms of
screening.
d. The landscaped setback is consistent with the surrounding neighborhood
character.
e. The overall project is consistent with section 21A.59.060 of this title.
Appeal of administrative decision is to the planning commission.
SECTION 11. Amending text of Salt Lake City Code section 21 A.26.020.I. That section
21A.26.020.I of the Salt Lake City Code (Zoning: Commercial Districts: CN Neighborhood
Commercial District), shall be, and hereby is, amended to read as follows:
I. Entrance and Visual Access:
1. Minimum First Floor Glass: The first floor elevation facing a street of all new
buildings or buildings in which the property owner is modifying the size of
windows on the front facade, shall not have less than forty percent (40%) glass
surfaces. All first floor glass shall be nonreflective. Display windows that are
three-dimensional and are at least two feet (2') deep are permitted and may be
counted toward the forty percent (40%) glass requirement. Exceptions to this
requirement may be authorized through the conditional building and site design
review process, subject to the requirements of chapter 21A.59 of this title, and the
review and approval of the planning commission. The planning director may
approve a modification to this requirement if the planning director finds:
a. The requirement would negatively impact the historic character of the
building, or
b. The requirement would negatively impact the structural stability of the
building.
Appeal of administrative decision is to the planning commission.
2. Facades: Provide at least one operable building entrance per elevation that faces a
public street. Buildings that face multiple streets are only required to have one
door on any street, if the facades for all streets meet the forty percent (40%) glass
requirement as outlined in subsection I1 of this section.
3. Maximum Length: The maximum length of any blank wall uninterrupted by
windows, doors, art or architectural detailing at the first floor level shall be fifteen
feet (15').
4. Screening: All building equipment and service areas, including on grade and roof
mechanical equipment and transformers that are readily visible from the public
right of way, shall be screened from public view. These elements shall be sited to
minimize their visibility and impact, or enclosed as to appear to be an integral part
of the architectural design of the building.
SECTION 12. Amending text of Salt Lake City Code section 21A.26.030. That section
21A.26.030 of the Salt Lake City Code (Zoning: Commercial Districts: CB Community Business
District), shall be, and hereby is, amended to read as follows:
21A.26.030: CB COMMUNITY BUSINESS DISTRICT:
A. Purpose Statement: The CB community business district is intended to provide for the
close integration of moderately sized commercial areas with adjacent residential
neighborhoods. The design guidelines are intended to facilitate retail that is pedestrian
in its orientation and scale, while also acknowledging the importance of transit and
automobile access to the site.
B. Uses: Uses in the CI) community business district as specified in section 21A.26.080,
"Table of Permitted and Conditional Uses for Commercial Districts", of this chapter
are permitted subject to the general provisions set forth in section 21A.26.010 of this
chapter and this section.
C. Planned Development Review: Planned developments, which meet the intent of the
ordinance, but not the specific design criteria outlined in the following subsections,
may be approved by the planning commission pursuant to the provisions of chapter
21 A.55 of this title.
D. Lot Size Requirements: No minimum lot area or lot width is required, however any
lot exceeding four (4) acres in size shall be allowed only through the conditional
building and site design review process.
E. Maximum Building Size: Any building having a fifteen thousand (15,000) gross
square foot floor area of the first floor or a total floor area of twenty thousand
(20,000) gross square feet or more, shall be allowed only through the conditional
building and side design review process. An unfinished basement used only for
storage or parking shall be allowed in addition to the total square footage.
F. Minimum Yard Requirements:
1. Front or Corner Side Yard: No minimum yard is required. If a front yard is
provided, it shall comply with all provisions of this title applicable to front or
corner side yards, including landscaping, fencing, and obstructions.
2. Interior Side Yard: None required.
3. Rear Yard: Ten feet (10').
4. Buffer Yards: Any lot abutting a lot in a residential district shall conform to the
buffer yard requirements of chapter 21 A.48 of this title.
5. Accessory Buildings and Structures in Yards: Accessory buildings and structures
may be located in a required yard subject to table 21A.36.020B of this title.
6. Maximum Setback: A maximum setback is required for at least seventy five
percent (75%) of the building facade. The maximum setback is fifteen feet (15').
Exceptions to this requirement may be authorized through the conditional
building and site design review process, subject to the requirements of chapter
21A.59 of this title, and the review and approval of the planning commission. The
planning director, in consultation with the transportation director, may modify this
requirement if the adjacent public sidewalk is substandard and the resulting
modification to the setback results in a more efficient public sidewalk. The
planning director may waive this requirement for any addition, expansion, or
intensification, which increases the floor area or parking requirement by less than
fifty percent (50%) if the planning director finds the following:
a. The architecture of the addition is compatible with the architecture of the
original structure or the surrounding architecture.
b. The addition is not part of a series of incremental additions intended to
subvert the intent of the ordinance.
Appeal of administrative decision is to the planning commission.
7. Parking Setback: Surface parking is prohibited in a front or corner side yard.
Surface parking lots within an interior side yard shall maintain a twenty foot(20')
landscape setback from the front property line or be located behind the primary
structure. Parking structures shall maintain a thirty five foot (35') minimum
setback from a front or corner side yard property line or be located behind the
primary structure. There are no minimum or maximum setback restrictions on
underground parking. The planning director may modify or waive this
requirement if the planning director finds the following:
a. The parking is compatible with the architecture/design of the original structure
or the surrounding architecture.
b. The parking is not part of a series of incremental additions intended to subvert
the intent of the ordinance.
c. The horizontal landscaping is replaced with vertical screening in the form of
berms, plant materials, architectural features, fencing and/or other forms of
screening.
d. The landscaped setback is consistent with the surrounding neighborhood
character.
e. The overall project is consistent with section 21A.59.060 of this title.
Appeal of administrative decision is to the planning commission.
G. Landscape Yard Requirements: If a front or corner side yard is provided, such yard
shall be maintained as a landscape yard. The landscape yard can take the form of a
patio or plaza, subject to site plan review approval.
II. Maximum Height: Thirty feet(30').
I. Entrance and Visual Access:
1. Minimum First Floor Glass: The first floor elevation facing a street of all new
buildings or buildings in which the property owner is modifying the size of
windows on the front facade, shall not have less than forty percent (40%) glass
surfaces. All first floor glass shall be nonreflective. Display windows that are
three-dimensional and are at least two feet (2') deep are permitted and may be
counted toward the forty percent (40%) glass requirement. Exceptions to this
requirement may be authorized through the conditional building and site design
review process, subject to the requirements of chapter 21A.59 of this title, and the
review and approval of the planning commission. The planning director may
approve a modification to this requirement if the planning director finds:
a. The requirement would negatively impact the historic character of the
building,
b. The requirement would negatively impact the structural stability of the
building, or
c. The ground level of the building is occupied by residential uses, in which case
the forty percent (40%) glass requirement may be reduced to twenty five
percent (25%).
Appeal of administrative decision is to the planning commission.
2. Facades: Provide at least one operable building entrance per elevation that faces a
public street. Buildings that face multiple streets are only required to have one
door on any street, if the facades for all streets meet the forty percent (40%) glass
requirement as outlined in subsection I1 of this section.
3. Maximum Length: The maximum length of any blank wall uninterrupted by
windows, doors, art or architectural detailing at the first floor level shall be fifteen
feet (15').
4. Screening: All building equipment and service areas, including on grade and roof
mechanical equipment and transformers that are readily visible from the public
right of way, shall be screened from public view. These elements shall he sited to
minimize their visibility and impact, or enclosed as to appear to be an integral part
of the architectural design of the building.
J. Parking Lot/Structure Lighting: If a parking lot/structure is adjacent to a residential
zoning district or land use, the poles for the parking lot/structure security lighting are
limited to sixteen feet (16') in height and the globe must be shielded to minimize light
encroachment onto adjacent residential properties. Lightproof fencing is required
adjacent to residential properties.
SECTION 13. Amending text of Salt Lake City Code section 21A.26.050.F. That section
21A.26.050.F of the Salt Lake City Code (Zoning: Commercial Districts: CC Corridor
Commercial District), shall be, and hereby is, amended to read as follows:
F. Maximum Height: No building shall exceed thirty feet (30'). Buildings higher than
thirty feet (30') may be allowed in accordance with the provisions of subsections Fl
and F2 of this section.
1. Procedure for Modification: A modification to the height regulations in this
subsection F may be granted through the conditional building and site design
process in conformance with the provisions of chapter 21A.59 of this title. In
evaluating an application submitted pursuant to this section, the planning
commission shall find that the increased height will result in improved site layout
and amenities.
2. Landscaping: If an additional floor is approved, increased landscaping shall be
provided over and above that which is normally required for landscape yards,
landscape buffer yards, and parking lot perimeter and interior landscaping. The
amount of increased landscaping shall be equal to ten percent (10%) of the area of
the additional floor.
3. Maximum Additional Height: Additional height shall be limited to fifteen feet
(15').
SECTION 14. Amending text of Salt Lake City Code section 21A.26.070.F. That section
21 A.26.070.F of the Salt Lake City Code (Zoning: Commercial Districts: CG General
Commercial District), shall be, and hereby is, amended to read as follows:
F. Maximum Height: No building shall exceed sixty feet (60'). Buildings higher than
sixty feet (60') may be allowed in accordance with the provisions of subsections Fl
and F2 of this section.
1. Procedure for Modification: A modification to the height regulations in this
subsection F may be granted through the conditional building and site design
review process in conformance with the provisions of chapter 21A.59 of this title.
In evaluating an application submitted pursuant to this section, the planning
commission or in the case of an administrative approval the planning director or
designee, shall find that the increased height will result in improved site layout
and amenities.
2. Landscaping: If additional floors are approved, increased landscaping shall be
provided over and above that which is normally required for landscape yards,
landscape buffer yards, and parking lot perimeter and interior landscaping. The
amount of increased landscaping shall be equal to ten percent (10%) of the area of
the additional floors.
3. Maximum Additional Height: Additional height shall be limited to thirty feet
(30').
SECTION 15. Amending text of Salt Lake City Code section 21A.26.077. That section
21A.26.077 of the Salt Lake City Code (Zoning: Commercial Districts: TC-75 Transit Corridor
District), shall be, and hereby is, amended to read as follows:
21A.26.077: TC-75 TRANSIT CORRIDOR DISTRICT:
A. Purpose Statement: The purpose of the TC-75 transit corridor district is to create
transit oriented neighborhoods near stations along major transit corridors with a high
residential density that promotes commercial and economic growth, increases transit
ridership and improves the vitality of the community. The primary focus is to increase
residential density through development that takes advantage of the proximity to
transit and creates a sustainable, transit oriented neighborhood. The standards for the
district are intended to create a pedestrian friendly environment and to emphasize that
pedestrian and mass transit access is the primary focus of development.
B. Uses: Uses in the TC-75 transit corridor district as specified in section 21A.26.080,
"Table of Permitted and Conditional Uses for Commercial Districts", of this chapter,
are permitted subject to the general provisions set forth in section 21A.26.010 of this
chapter and this section.
C. Planned Development Review: Planned developments, which meet the intent of this
section, but not the specific design criteria outlined in the following subsections may
be approved by the planning commission pursuant to the provisions of chapter
21A.55 of this title.
D. Minimum Lot Size:
1. Minimum lot area: Ten thousand (10,000) square feet.
2. Minimum lot width: Fifty feet(50').
E. Minimum Yard Requirements:
1. Front and Corner Side Yards: Fifteen feet (15'). Exceptions to this requirement
may be authorized through the conditional building and site design review
process, subject to the requirements of chapter 21A.59 of this title, and the review
and approval of the planning commission. Exceptions to the minimum setback are
limited to the two (2) lower levels of the building only: the main tower of the
building must maintain the minimum setback. Exceptions are limited to structural
elements that enhance the pedestrian experience of the space such as, but not
limited to, patio covers, building entry canopies, etc.
2. Interior Side Yards: None required.
3. Rear Yards: None required.
4. Buffer Yards: All lots abutting property in a residential district shall conform to
the buffer yard requirement of chapter 21A.48 of this title.
5. Accessory Buildings and Structures in Yards: Accessory buildings and structures
may be located in a required yard subject to table 21A.36.020B of this title.
6. Maximum Building Setback: Twenty five feet (25'). Exceptions to this
requirement may be authorized through the conditional building and site design
review process, subject to the requirements of chapter 21A.59 of this title, and the
review and approval of the planning commission. The majority of the ground
level facade of a building shall be placed parallel, and not at an angle, to the
street. Where an arcade facing the street is provided, the maximum setback for the
building shall be measured to the supporting beams for the arcade or the facade of
the upper floors, not the facade of the arcade level. The planning director, in
consultation with the transportation director, may modify this requirement if the
adjacent public sidewalk is substandard and the resulting modification to the
setback results in a more efficient public sidewalk. The planning director may
waive this requirement for any addition, expansion, or intensification, which
increases the floor area or parking requirement by less than fifty percent (50%) if
the planning director finds the following:
a. The architecture of the addition is compatible with the architecture of the
original structure or the surrounding architecture.
b. The addition is not part of a series of incremental additions intended to
subvert the intent of this section.
Any appeal of an administrative decision made pursuant to subsection E6 of
this section may be made to the planning commission.
F. Landscape Yard Requirements: A landscape yard of fifteen feet (15') shall be required
on all front and corner side yards, conforming to the requirements of section
21A.48.090 and subsection 21A.48.100.0 of this title, except as authorized through
the conditional building and site design review, subject to conformance with the
standards and procedures of chapter 21A.59 of this title.
G. Maximum Nonresidential Building height: The maximum building height in the TC-
75 zoning district shall not exceed thirty feet (30') for those buildings used
exclusively for nonresidential purposes.
1. Additional building square footage may be allowed up to a maximum building
height of seventy five feet (75') (or to a building height of 125 feet through the
conditional building and site design review process, subject to conformance with
the standards and procedures of chapter 21A.59 of this title and conformity with
applicable master plan policy) provided that for each additional floor of
nonresidential use above thirty feet (30'), the equivalent amount of square footage,
inclusive of the first thirty feet (30'), is required to be built as residential square
footage.
2. The residential component may be transferred off site to another property in the
TC-75 zoning district along the 400 South Street frontage generally located
between 200 East and 925 East. For such off site residential configuration, the
amount of residential development required is equal to the square footage of the
total amount of square footage obtained for the nonresidential floors rising in the
total project.
3. For those developments where the required residential component is transferred
off site, prior to the issuance of a building permit for the nonresidential structure,
the applicant must identify specifically where the residential structure will be
located in the area zoned TC-75 along to 400 South Street corridor generally
located between 200 East and 900 East and enter into a development agreement
with the city to ensure the construction of the residential structure in a timely
manner. In such cases where the residential use is built off site, one of the
following shall apply:
a. Construction of the off site residential use must be progressing beyond the
footings and foundation stage, prior to the nonresidential portion of the
development obtaining a certificate of occupancy, or
b. A financial assurance that construction of the off site residential use will
commence within two (2) years of receiving a certificate of occupancy for the
nonresidential component of the development. The financial assurance shall
be in an amount equal to fifty percent (50%) of the construction valuation for
the residential component of the development as determined by the building
official. The city shall call the financial assurance and deposit the proceeds in
the city's housing trust fund if construction has not commenced within two (2)
years of the issuance of the certificate of occupancy for the nonresidential
component of the development.
4. Maximum building height may be obtained to one hundred twenty five feet (125')
for any building subject to at least ninety percent (90%) of all parking for said
building being provided as structured parking.
H. Maximum Residential Building Height: No residential building, or mixed use
building shall exceed seventy five feet (75') in height. Building heights in excess of
seventy five feet (75'), but not more than one hundred twenty five feet (125') may be
approved through the conditional building and site design review process, subject to
conformance with the standards and procedures of chapter 21A.59 of this title and
conformity with applicable master plan policy.
1. Maximum building height may be obtained to one hundred twenty five feet (125')
where at least ninety percent (90%) of all parking for said building is provided as
structured parking.
2. The ground floor shall include either nonresidential uses or public service
portions of residential buildings.
I. Restrictions on Parking Lots and Structures: The following regulations shall apply to
surface or aboveground parking facilities.
1. Block Corner Areas: Within block corner areas, surface parking lots and
structures shall be located behind principal buildings, or at least sixty feet (60')
from front and corner side lot lines.
2. Mid Block Areas: Within the mid block areas, parking structures shall be located
behind principal buildings, or above the first level, or at least thirty feet (30') from
front and corner side lot lines. A modification to this requirement may be granted
through the conditional building and site design review, subject to conformance
with the standards and procedures of chapter 21A.59 of this title. Parking
structures located above the first level and less than thirty feet (30') from a front
or corner side yard shall meet the following:
a. Retail goods/service establishments, offices and/or restaurants shall be
provided on the first floor adjacent to the front or corner side lot line.
b. Levels of parking above the first level facing the front or corner side lot line
shall have floors and/or facades that are horizontal, not sloped.
Mid block surface parking lots shall have a twenty five foot (25') landscaped
setback.
3. Accessory and Commercial Parking Structures: Accessory parking structures,
built prior to the principal use, and commercial parking structures, shall be
permitted through the conditional building and site design review with the
approval of the planning commission pursuant to the provisions of chapter 21A.59
of this title.
4. Belowground Parking Facilities: No special design and setback restrictions shall
apply to belowground parking facilities.
5. Landscape Requirements: Surface parking lots shall meet interior landscape
requirements as outlined in chapter 21 A.48 of this title.
6. Waiver: The planning director may modify or waive this requirement if the
planning director finds the following:
a. The parking is compatible with the architecture/design of the original structure
or the surrounding architecture.
b. The parking is not part of a series of incremental additions intended to subvert
the intent of this section.
c. The horizontal landscaping is replaced with vertical screening in the form of
berms, plant materials, architectural features, fencing and/or other forms of
screening.
d. The landscaped setback is consistent with the surrounding neighborhood
character.
e. "I'he overall project is consistent with section 21A.59.060 of this title.
Any appeal of an administrative decision made pursuant to this subsection I6
may be made to the planning commission.
7. Conditional Building and Site Design Review: A modification to the restrictions
on parking lots and structures provisions of this section may be authorized as
conditional building and site design review, subject to the requirements of chapter
21A.59 of this title, and the review and approval of the planning commission.
J. Minimum First Floor Glass: The first floor elevation facing a street of all new
buildings, or buildings in which the property owner is modifying the size of windows
on the front facade, shall not have less than forty percent (40%) glass surfaces. There
must be visual clearance behind the glass for a minimum of two feet (2'). All first
floor glass shall be nonreflective. The reflectivity in glass shall be limited to eighteen
percent (18%) as defined by ASTA standards. Display windows that are three-
dimensional and are at least two feet (2') deep are permitted and may be counted
toward the forty percent (40%) glass requirement. Exceptions to this requirement may
be authorized through the conditional building and site design review process, subject
to the requirements of chapter 21 A.59 of this title, and the review and approval of the
planning commission. The planning director may approve a modification to this
requirement if the planning director finds:
1. The requirement would negatively impact the historic character of the building, or
2. The requirement would negatively impact the structural stability of the building.
3. The ground level of the building is occupied by residential uses, in which case the
forty percent (40%) glass requirement may be reduced to twenty five percent
(25%).
Any appeal of an administrative decision made pursuant to this subsection may be
made to the planning commission.
K. Doors and Facades: Provide at least one operable building entrance per elevation that
faces a public street. Buildings that face multiple streets are only required to have one
door on either street, if the facades for both streets meet the forty percent (40%) glass
requirement as outlined in subsection J of this section.
L. Maximum Length of Blank Walls: The maximum length of any blank wall
uninterrupted by windows, doors, art or architectural detailing at the first floor level
shall be fifteen feet (15').
M. Density: There is no maximum residential density.
SECTION 16. Amending text of Salt Lake City Code section 21A.30.020. That section
21A.30.020 of the Salt Lake City Code (Zoning: Downtown Districts: D-1 Central Business
District), shall be, and hereby is, amended to read as follows:
21A.30.020: D-1 CENTRAL BUSINESS DISTRICT:
A. Purpose Statement: The purpose of the D-1 central business district is to provide for
commercial and economic development within Salt Lake City's most urban and
intense areas. A broad range of uses, including very high density housing, are
intended to foster a twenty four (24) hour activity environment consistent with the
area's function as the business, office, retail, entertainment, cultural and tourist center
of the region. Development is intended to be very intense with high lot coverage and
large buildings that are placed close together while being oriented towards the
pedestrian with a strong emphasis on a safe and attractive streetscape and preserving
the urban nature of the downtown area. This district is appropriate in areas where
supported by applicable master plans. The standards are intended to achieve
established objectives for urban design, pedestrian amenities and land use control.
B. Uses: Uses in the D-1 central business district as specified in section 21A.30.050,
"Table of Permitted and Conditional Uses for Downtown Districts", of this chapter,
are permitted subject to the general provisions set forth in section 21A.30.010 of this
chapter. In addition, all conditional uses in the D-1 district shall be subject to design
review approval by the planning commission.
C. Organization of District Regulations: In addition to regulations that apply to the D-1
central business district as a whole, three (3) sets of regulations are contained in this
district that apply to specific geographical areas:
1. Special Controls over Block Corners: These regulations apply only to properties
within a specified distance from street intersections, as established in subsection E
of this section.
2. Special Controls over Mid Block Areas: These regulations apply only to the
intervening property between block corner properties, as established in subsection
F of this section.
3. Special Controls over the Main Street Retail Core: These regulations apply only
to the Main Street retail core area, as established in subsection G of this section.
The regulations governing block corners and mid block areas also apply to the
Main Street retail core.
D. D-1 District General Regulations: The regulations established in this section apply to
the D-1 district as a whole.
1. Minimum Lot Size: No minimum lot area or lot width is required, except in block
corner areas as specified in subsection E5 of this section.
2. Yard Requirements:
a. Front and Corner Side Yards: No minimum yards are required, however, no
yard shall exceed five feet (5') except as authorized through the conditional
building and site design review process. Such conditional building and site
design reviews shall be subject to the requirements of chapter 21A.59 of this
title. Where an entire block frontage is under one ownership, the setback for
that block frontage shall not exceed twenty five feet (25'). Exceptions to this
requirement may be authorized through the conditional building and site
design review, subject to the requirements of chapter 21A.59 of this title.
b. Interior Side and Rear Yards: None required.
3. Restrictions on Parking Lots and Structures: An excessive influence of at or above
ground parking lots and structures can negatively impact the urban design
objectives of the D-1 district. To control such impacts, the following regulations
shall apply to at or above ground parking facilities:
a. Within block corner areas and on Main Street, parking lots and structures shall
be located behind principal buildings, or at least seventy five feet (75') from
front and corner side lot lines.
b. Within the mid block areas, parking lots and structures shall conform to the
following:
(1) Retail goods/service establishments, offices and/or restaurants shall be
provided on the first floor adjacent to the front or corner side lot line. The
facades of such first floor shall be compatible and consistent with the
associated retail or office portion of the building and other retail uses in
the area.
(2) Levels of parking above the first level facing the front or corner side lot
line shall have floors/facades that are horizontal, not sloped.
c. Accessory parking structures built prior to the principal use, and commercial
parking structures, shall be permitted as conditional uses with the approval of
the planning commission pursuant to the provisions of chapter 21A.54 of this
title.
d. No special restrictions shall apply to belowground parking facilities.
e. Parking lots, proposed as a principal use to facilitate a building demolition,
shall be permitted as a conditional use with the approval of the planning
commission pursuant to the provisions of chapter 21A.54 of this title, where it
is found that the parking lot is:
(1) Associated with a proposed principal land use; or
(2) Shown to be necessary for an existing adjacent land use(s). Demand shall
be demonstrated through affidavits or executed lease agreements for off
site parking. Said lot shall be located within five hundred feet (500') of the
principal use(s) that it is proposed to serve, and shall not exceed more than
fifty percent (50%) of the required parking stall count for said use(s); or
(3) Not associated with a principal land use or a specific increase in parking
demand. The applicant shall document to the planning commission's
satisfaction that there is a need for more commercial parking in a given
area and, if so, it must participate in the overall downtown token program.
4. Minimum First Floor Glass: The first floor elevation facing a street of all new
buildings or buildings in which the property owner is modifying the size of
windows on the front facade within the D-1 central business district shall be at
least forty percent (40%) glass surfaces, except that in the Main Street retail core
where this requirement shall be sixty percent (60%). All first floor glass in the
Main Street retail core shall be nonreflective type glass. Exceptions to this
requirement may be authorized through the conditional building and site design
review process, subject to the requirements of chapter 21A.59 of this title. The
planning director may approve a modification to this requirement, if the planning
director finds:
a. The requirement would negatively impact the historic character of the
building, or
b. The requirement would negatively impact the structural stability of the
building.
c. The ground level of the building is occupied by residential uses, in which case
the forty percent (40%) glass requirement may be reduced to twenty-five
percent (25%).
Appeal of administrative decision is to the planning commission.
5. Interior Plazas, Atriums and Galleries: Interior plazas, atriums and galleries shall
be permitted throughout the D-1 central business district.
6. Location of Service Areas: All loading docks, refuse disposal areas and other
service activities shall be located on block interiors away from view of any public
street. Exceptions to this requirement may be approved through the site plan
review process when a permit applicant demonstrates that it is not feasible to
accommodate these activities on the block interior. If such activities are permitted
adjacent to a public street, a visual screening design approved by the zoning
administrator shall be required.
7. Landscape Requirements: All buildings constructed after April 12, 1995, shall
conform to the special landscape requirements applicable to the D-1 central
business district as contained in chapter 21A.48 of this title.
8. Mid Block Walkways: As part of the city's plan for the downtown area, it is
intended that mid block walkways be provided to facilitate pedestrian movement
within the area. To delineate the public need for such walkways, the city has
formulated an official plan for their location and implementation, which is on file
at the planning division office. All buildings constructed after the effective date
hereof within the D-1 central business district shall conform to this officially
adopted plan for mid block walkways.
9. Landscape Requirements for Demolition Sites: Vacant lots, resulting from
demolition activities where no replacement use is proposed, shall conform to
chapter 21A.48 of this title, special landscape requirements applicable to the D-1
central business district.
E. Special Controls over Block Corners:
1. Intent: Special controls shall apply to land at block corners to encourage greater
commercial vitality in the downtown by focusing a higher level of development
intensity at street intersections. Control over the intensity of development on
blocks is needed due to the large size of blocks and streets and the resulting
effects on pedestrian/vehicular circulation and business activity.
2. Block Corner: "Block corner" means the ninety degree (90°) intersection of
private property adjacent to the intersection of two (2) public street rights of way
both of which are at least one hundred thirty two feet (132') wide.
3. Corner Building: "Corner building" means a building, the structure of which rises
above the ground within one hundred feet (100') of a block corner on the street
face and one hundred feet (100') in depth.
4. Application: For corner buildings, the provisions of this subsection shall extend to
one hundred sixty five feet (165') from the block corner on the street face and one
hundred sixty five feet (165') in depth.
5. Lot Size and Shape: The size and shape of the lot shall conform to the following.
Lots existing prior to April 12, 1995, which do not meet these requirements shall
be exempt.
a. Minimum lot area: Ten thousand (10,000) square feet.
b. Minimum lot width: One hundred feet (100').
6. IIeight Regulations: No corner building shall be less than one hundred feet (100')
nor more than three hundred seventy five feet (375') in height. The minimum one
hundred foot (100') high portion of the building shall be located not further than
five feet (5') from the lot line along front and corner lot lines. Buildings higher
than three hundred seventy five feet (375') may be allowed in accordance with the
provisions of subsections E6a and E6b of this section.
a. Conditions for Taller Corner Buildings: Corner buildings may exceed the
three hundred seventy five foot (375') height limit provided they conform to
the following requirements:
(1) To minimize excessive building mass at higher elevations and preserve
scenic views, some or all of the building mass over the three hundred
seventy five foot(375') height level shall be subject to additional setback,
as determined appropriate through the conditional building and site design
process.
(2) Not less than one percent (1%) of the building construction budget shall be
used for enhanced amenities, including art visible to the public, enhanced
design elements of the exterior of the building or exterior spaces available
to the public for cultural or recreational activities. The property owner
shall not be required to exceed one hundred thousand dollars
($100,000.00) in required amenities.
(3) The operation of uses within the building, including accessory parking
facilities, shall comply with the adopted traffic demand management
guidelines administered by the city traffic engineer.
b. Additional Standards for Certain Height Modifications:
(1) The first one hundred feet (100') of height shall not be set back from the
street front more than five feet (5') except that setbacks above the first fifty
feet (50') may be approved through the conditional building and site
design process.
(2) Modifying the height will achieve the preservation of a landmark site or
contributing structure in an H historic preservation overlay district.
(3) Modifying the height will allow interim service commercial uses to
support the downtown community.
c. Conditional Building and Site Design Approval: A modification to the height
regulations in subsection E6a of this section may be granted through the
conditional building and site design process, subject to conformance with the
standards and procedures of chapter 21A.59 of this title.
F. Special Controls over Mid Block Areas:
1. Intent: Special controls shall apply to land located at the middle of blocks. Such
controls are needed to establish coordinated levels of development intensity and
to promote better pedestrian and vehicular circulation.
2. Area of Applicability: The controls established under this subsection shall apply
to:
a. Buildings constructed after April 12, 1995; and
b. All intervening land between block corner properties, as established in
subsection E2 of this section.
3. Height Regulations: No building shall be more than one hundred feet (100') in
height; provided, that taller buildings may be authorized through the conditional
building and site design review, subject to the requirements of chapter 21A.59 of
this title.
G. Special Controls over the Main Street Retail Core:
1. Intent: Special controls shall apply to land located within the Main Street retail
core area to preserve and enhance the viability of retail uses within the downtown
area. The regulations of this subsection shall be in addition to the requirements of
subsections E and F of this section.
2. Area of Applicability: The controls established in this subsection shall apply to
property developed or redeveloped after April 12, 1995, when located along any
block face on the following streets:
a. Main Street between South Temple Street and 400 South Street;
b. 100 South Street between West Temple Street and State Street;
c. 200 South Street between West Temple Street and State Street; and
d. 300 South Street between West Temple Street and State Street.
3. First Floor Retail Required: The first floor space of all buildings within this area
shall be required to provide uses consisting of retail goods establishments, retail
service establishments or restaurants, public service portions of businesses,
department stores, art galleries, motion picture theaters or performing arts
facilities.
4. Restrictions on Driveways: Driveways shall not be permitted along Main Street,
but shall be permitted along other streets within the Main Street retail core area,
provided they are located at least eighty feet (80') from the intersection of two (2)
street right of way lines.
SECTION 17. Amending text of Salt Lake ('ily Code section 21A.30.030.D. That
section 21A.30.030.D of the Salt Lake City Code (Zoning: Downtown Districts: D-2 Downtown
Support District), shall be, and hereby is, amended to read as follows:
D. Maximum Building height: No building shall exceed sixty five feet (65'). Buildings
taller than sixty five feet (65') but less than one hundred twenty feet (120') may be
authorized through the conditional building and site design process, subject to the
requirements of chapter 21A.59 of this title.
SECTION 18. Amending text of Salt Lake City Code section 21A.30.040. That section
21A.30.040 of the Salt Lake City Code (Zoning: Downtown Districts: D-3 Downtown
Warehouse/Residential District), shall be, and hereby is, amended to read as follows:
21A.30.040: D-3 DOWNTOWN WAREHOUSE/RESIDENTIAL DISTRICT:
A. Purpose Statement: The purpose of the D-3 downtown warehouse/residential district
is to provide for the reuse of existing warehouse buildings for multi-family and mixed
use while also allowing for continued retail, office and warehouse use within the
district. The reuse of existing buildings and the construction of new buildings are to
be done as multi-family residential or mixed use developments containing retail or
office uses on the lower floors and residential on the upper floors. This district is
appropriate in areas where supported by applicable master plans. The standards are
intended to create a unique and sustainable downtown neighborhood with a strong
emphasis on urban design, adaptive reuse of existing buildings, alternative forms of
transportation and pedestrian orientation.
B. Uses: Uses in the D-3 downtown warehouse/residential district as specified in section
21A.30.050, "Table of Permitted and Conditional Uses for Downtown Districts", of
this chapter, are permitted subject to the provisions of this chapter and other
applicable provisions of this title.
C. Controls over Mixed Use: The concept of mixed use is central to the nature of the D-3
downtown warehouse/residential district. To ensure that mixed use developments
provide for on site compatibility as well as neighborhood compatibility, the change of
land use type or an increase in floor area by twenty five percent (25%) of existing
principal buildings and the construction of buildings for new uses after April 12,
1995, shall conform to the following provisions. Construction related to the
rehabilitation including remodeling or modification of existing uses, or the change of
use to a similar use, shall not be subject to these provisions.
1. Buildings containing commercial/office uses located above the second story shall
incorporate multi-family dwellings, boarding house, bed and breakfast, or hotel
uses in the amount of at least fifty percent (50%) of the total floor area of the
building;
2. Commercial/office uses shall be permitted as the sole use in two-story buildings
only; and
3. Commercial/office uses in buildings of three (3) stories or more without multi-
family dwellings shall be allowed only as a conditional use and then only when
the applicant has demonstrated that the proposed location is not suitable for multi-
family residential use.
D. Lot Size Requirements: No minimum lot area or lot width shall be required.
E. Maximum Building Height: No building shall exceed seventy five feet (75').
Buildings taller than seventy five feet(75') but less than ninety feet (90') may be
authorized through the conditional building and site design review process, provided
the additional height is supported by the applicable master plan, the overall square
footage of the buildings is greater than fifty percent (50%) residential use, and subject
to the requirements of chapter 21A.59 of this title.
F. Minimum Yard Requirements: None required, except for surface parking lots which
are required to be set back from the front and corner side yard property lines fifteen
feet (15').
G. Minimum First Floor Glass: The first floor elevation facing a street of all new
buildings or buildings in which the property owner is modifying the size of windows
on the front facade within the D-3 downtown warehouse/residential district, shall be
at least forty percent (40%) glass surfaces. Exceptions to this requirement may be
authorized through the conditional building and site design review process, subject to
the requirements of chapter 21A.59 of this title. The planning director may approve a
modification to this requirement, if the planning director finds:
1. The requirement would negatively impact the historic character of the building, or
2. The requirement would negatively impact the structural stability of the building.
3. The ground level of the building is occupied by residential uses, in which case the
forty percent (40%) glass requirement may be reduced to twenty-five percent
(25%).
Appeal of administrative decision is to the planning commission.
H. Mid Block Walkways: As a part of the city's plan for the downtown area, it is
intended that mid block walkways be provided to facilitate pedestrian movement
within the area. To delineate the public need for such walkways. the city has
formulated an official plan for their location and implementation, which is on file at
the planning division office. All buildings constructed within the D-3 downtown
district shall conform to this plan for mid block walkways.
I. Special Provisions:
1. All new buildings constructed in the D-3 downtown district shall have a minimum
of seventy percent (70%) of the exterior material of brick, masonry, textured or
patterned concrete and/or cut stone. The seventy percent (70%) includes the
windows of the building.
a. Except for minor building designs (e.g., soffit, fascia) the following materials
are only allowed under the conditional use process: EIFS, vinyl, tilt-up
concrete panels, corrugated metal and aluminum siding and other materials.
b. Two-dimensional curtain wall veneer of glass, spandrel glass or metal as a
primary building material is prohibited.
c. The fenestration of all new construction shall be three-dimensional (e.g.,
recessed windows, protruding cornices, etc.).
2. Notwithstanding the residential parking requirements, any building that has ten
(10) or more residential units with at least twenty percent (20%) of the units as
either affordable, senior housing, or assisted living units shall be allowed to have
a minimum of one-half(1/2) of a parking space provided for each dwelling unit.
3. A modification to the special provisions of this section may be granted through
the conditional building and site design review process, subject to conformance
with the standards and procedures of chapter 21A.59 of this title.
J. Minimum Open Space: All lots containing dwelling units shall provide common open
space in the amount of twenty percent (20%) of the lot area. This common open space
may take the form of ground level plazas, interior atriums, landscape areas, roof
gardens and decks on top of buildings or other such forms of open space available for
the common use by residents of the property.
SECTION 19. Amending text of Salt Lake City Code section 21A.30.045. That section
21A.30.045 of the Salt Lake City Code (Zoning: Downtown Districts: D-4 Downtown Secondary
Central Business District), shall be, and hereby is, amended to read as follows:
21A.30.045: D-4 DOWNTOWN SECONDARY CENTRAL BUSINESS DISTRICT:
A. Purpose Statement: The purpose of the D-4 secondary central business district is to
foster an environment consistent with the area's function as a housing, entertainment,
cultural, convention, business, and retail section of the city that supports the central
business district. Development is intended to support the regional venues in the
district, such as the Salt Palace Convention Center, and to be less intense than in the
central business district. This district is appropriate in areas where supported by
applicable master plans. The standards are intended to achieve established objectives
for urban and historic design, pedestrian amenities, and land use control, particularly
in relation to retail commercial uses.
B. Uses: Uses in the D-4 secondary central business district as specified in section
21A.30.050, "Table of Permitted and Conditional Uses for Downtown Districts", of
this chapter, are permitted subject to the general provisions set forth in section
21A.30.010 of this chapter. In addition, all conditional uses in the D-4 district shall be
subject to design evaluation and approval by the planning commission.
C. D-4 District General Regulations:
1. Minimum Lot Size: No minimum lot area or lot width is required.
2. Yard Requirements:
a. Front and Corner Side Yards: No minimum yards are required, however, no
yard shall exceed five feet (5') except as authorized through the conditional
building and site design review process. Such designs shall be subject to the
requirements of chapter 21A.59 of this title. Where an entire block frontage is
under one ownership, the setback for that block frontage shall not exceed
twenty five feet (25'). Exceptions to this requirement may be authorized
through the conditional building and site design review process subject to the
requirements of chapter 21A.59 of this title.
b. Interior Side and Rear Yards: None required.
3. Restrictions on Parking Lots and Structures: An excessive influence of at or above
ground parking lots and structures can negatively impact the urban design
objectives of the D-4 district. To control such impacts, the following regulations
shall apply to at or above ground parking facilities:
a. Within block corner areas, structures shall be located behind principal
buildings, or at least seventy five feet (75') from front and corner side lot
lines.
b. Within the mid block areas, parking structures shall be located behind
principal buildings, or at least thirty feet (30') from front and corner side lot
lines. A modification to this requirement may be granted as a conditional use,
subject to conformance with the standards and procedures of chapter 21A.54
of this title. Parking structures shall meet the following:
(1) Retail goods/service establishments, offices and/or restaurants shall be
provided on the first floor adjacent to the front or corner side lot line. The
facades of such first floor shall be compatible and consistent with the
associated retail or office portion of the building and other retail uses in
the area.
(2) Levels of parking above the first level facing the front or corner side lot
line shall have floors/facades that are horizontal, not sloped.
(3) Mid block surface parking lots shall have a fifteen foot (15') landscaped
setback.
c. Accessory parking structures built prior to the principal use, and commercial
parking structures, shall be permitted as conditional uses with the approval of
the planning commission pursuant to the provisions of chapter 21A.54 of this
title.
d. No special restrictions shall apply to belowground parking facilities.
e. At grade (surface) parking facilities shall be set back behind the principal
building and shall be set back at least seventy five feet (75') from front and
corner side lot lines and landscaped in a way that minimizes visual impacts.
4. Minimum First Floor Glass: The first floor elevation facing a street of all new
buildings or buildings in which the property owner is modifying the size of
windows on the front facade within the D-4 secondary central business district,
shall be at least forty percent (40%) glass surfaces. All first floor glass shall be
nonreflective type glass. Exceptions to this requirement may be authorized
through the conditional building and site design process, subject to the
requirements of chapter 21A.59 of this title. The planning director may approve a
modification to this requirement, if the planning director finds:
a. The requirement would negatively impact the historic character of the
building; or
b. The requirement would negatively impact the structural stability of the
building.
c. The ground level of the building is occupied by residential uses, in which case
the forty percent (40%) glass requirement may be reduced to twenty-five
percent (25%).
Appeal of administrative decision is to the planning commission.
5. Interior Plazas, Atriums and Galleries: Interior plazas. atriums and galleries shall
be permitted throughout the D-4 secondary central business district.
6. Location of Service Areas: All loading docks, refuse disposal areas and other
service activities shall be located on block interiors away from view of any public
street. Exceptions to this requirement may be approved through the site plan
review process when a permit applicant demonstrates that it is not feasible to
accommodate these activities on the block interior. If such activities are permitted
adjacent to a public street, a visual screening design approved by the zoning
administrator shall be required.
7. Landscape Requirements: All buildings constructed after April 12, 1995, shall
conform to the special landscape requirements applicable to the D-4 secondary
central business district as contained in chapter 21A.48 of this title.
8. Maximum Building height: No building shall exceed seventy five feet (75').
Buildings taller than seventy five feet (75') but less than one hundred twenty feet
(120') may be authorized through conditional building and site design review,
subject to the requirements of chapter 21A.59 of this title.
9. Mid Block Walkways: As a part of the city's plan for the downtown area, it is
intended that mid block walkways be provided to facilitate pedestrian movement
within the area. To delineate the public need for such walkways, the city has
formulated an official plan for their location and implementation, which is on file
at the planning division office. All buildings constructed after the effective date
hereof within the D-4 downtown district shall conform to this plan for mid block
walkways.
10. Mid Block Streets: Developments constructing mid block streets, either privately
owned with a public easement or publicly dedicated, that are desired by an
applicable master plan:
a. May use a portion or all of the overhead and underground right of way of the
new mid block street as part of their developable area irrespective of lot lines,
subject to design review and approval of the planning commission.
b. May increase the height of the building on the remaining abutting parcel,
subject to the conditional building and site design review process in
conformance with the standards and procedures of chapter 21A.59 of this title.
11. Exception to Parking Requirements: Notwithstanding the residential parking
requirements, any building that has ten (10) or more residential units with at least
twenty percent (20%) of the units as either affordable, senior housing, or assisted
living units shall be allowed to have a minimum of one-half('/2) of a parking
space provided for each dwelling unit.
SECTION 20. Amending text of Salt Lake City Code section 21A.31.010.D. That
section 21 A.31.010.D of the Salt Lake City Code (Zoning: Gateway Districts: General
Provisions), shall be, and hereby is, amended to read as follows:
D. Conditional Uses: The uses specified as conditional uses in section 21A.31.050,
"Table of Permitted and Conditional Uses in the Gateway District", of this chapter,
shall be permitted in the gateway district provided they are approved pursuant to the
standards and procedures for conditional uses set forth in chapter 21A.54 of this title,
and comply with all other applicable requirements of this title, including the urban
design evaluation and/or the conditional building and site design review process
established in this chapter and 21A.59.
SECTION 21. Amending text of Salt Lake City Code section 21A.31.010.E. That section
21A.31.010.E of the Salt Lake City Code (Zoning: Gateway Districts: General Provisions), shall
be, and hereby is, amended to read as follows:
E. Site Plan Review; Design Review: In certain districts, permitted uses and conditional
uses have the potential for adverse impacts if located and oriented on lots without
careful planning. Such impacts may interfere with the use and enjoyment of adjacent
property and uses. Site plan review is a process designed to address such adverse
impacts and minimize them where possible. The design may also be evaluated to
address elements of urban design.
Site plan review, pursuant to chapter 21A.58 of this title, for all of the gateway
districts, is required to protect the local economy, maintain safe traffic conditions,
maintain the environment, and assure harmonious land-use relationships between
commercial uses and more sensitive land uses in affected areas.
Design evaluation is necessary to implement the policies of the urban design plan as
adopted by the city council. Design review shall apply to conditional uses in the
gateway district. In the gateway district, the conditional building and site design
review process is used to evaluate and resolve urban design.
SECTION 22. Amending text of Salt Lake City Code section 21A.31.010.H. That
section 21A.31.010.H of the Salt Lake City Code (Zoning: Gateway Districts: General
Provisions), shall be, and hereby is, amended to read as follows:
H. Restrictions on Parking Lots and Structures: The following regulations shall apply to
surface or aboveground parking facilities:
I. Block Corner Areas: Within block corner areas, surface parking lots and
structures shall be located behind principal buildings, or at least seventy five feet
(75') from front and corner side lot lines.
2. Mid Block Areas: Within the mid block areas, parking structures shall be located
behind principal buildings, or at least thirty feet (30') from front and corner side
lot lines. A modification to this requirement may be granted as a conditional use,
subject to conformance with the standards and procedures of chapter 21A.54 of
this title. Parking structures shall meet the following:
a. Retail goods/service establishments, offices and/or restaurants shall be
provided on the first floor adjacent to the front or corner side lot line. The
facades of such first floors shall be compatible and consistent with the
associated retail or office portion of the building and other retail uses in the
area.
b. Levels of parking above the first level facing the front or corner side lot line
shall have floors and/or facades that are horizontal, not sloped.
c. Mid block surface parking lots shall have a fifteen foot (15') landscaped
setback.
3. Accessory and Commercial Parking Structures: Accessory parking structures built
prior to the principal use, and commercial parking structures, shall be permitted as
conditional uses with the approval of the planning commission pursuant to the
provisions of chapter 21A.54 of this title.
4. Belowground Parking Facilities: No special design and setback restrictions shall
apply to belowground parking facilities.
5. Height Requirements: The minimum height for a parking structure shall be forty
five feet (45'). The maximum height shall not exceed seventy five feet (75').
6. Site Plan Review: Parking structures shall be required to go through the site plan
review process.
7. Landscape Requirements: Surface parking lots shall have a landscaped setback of
at least twenty feet (20') and meet interior landscaped requirements as outlined in
chapter 21A.48 of this title.
8. Conditional Building and Site Design Approval: A modification to the restrictions
on parking lots and structures provisions of this section may be granted through
the conditional building and site design process, subject to conformance with the
standards and procedures of chapter 21A.59 of this title. Such conditional uses
shall also be subject to urban design evaluation.
SECTION 23. Amending text of Salt Lake City Code section 21A.31.010.P. That section
21A.31.010.P of the Salt Lake City Code (Zoning: Gateway Districts: General Provisions), shall
be, and hereby is, amended to read as follows:
P. Urban Design: The urban design standards are intended to foster the creation of a rich
urban environment that accommodates growth and is compatible with existing
buildings and uses in the area. All general development and site plans shall be
designed to complement the surrounding existing contiguous (historic) development.
The following design standards will provide human scale through change, contrast,
intricacy, color and materials where the lower levels of buildings face public streets
and sidewalks. They will also spatially define the street space in order to concentrate
pedestrian activity, create a clear urban character and promote visibility of
commercial activities at the ground level. The standards will also encourage diversity
through the use of building forms and materials, while respecting the patterns, styles
and methods of construction traditionally used in the gateway area.
The following urban design standards will he reviewed as part of the site plan review
process, with assistance from planning division staff as necessary:
1. Architectural Character and Materials:
a. A differentiated base (on a building over 45 feet high) will provide human
scale through change, contrast, and intricacy in facade form, color and/or
material where the lower levels of the building face the sidewalk(s) and
street(s). Scaling elements such as insets and projections serve to break up flat
or monotonous facades, and respond to older nearby buildings. Therefore, all
buildings in the gateway districts are subject to the following standards:
(1) All buildings over forty five feet (45') in height shall be designed with a
base that is differentiated from the remainder of the building. The base
shall be between one and three (3) stories in height, be visible from
pedestrian view, and appropriately scaled to the surrounding contiguous
historic buildings. The base shall include fenestration that distinguishes
the lower from upper floors. Insets and/or projections are encouraged.
(2) All new buildings in the gateway district shall have a minimum of seventy
percent (70%) of the exterior material (excluding windows) be brick,
masonry, textured or patterned concrete and/or cut stone. With the
exception of minor building elements (e.g., soffit, fascia) the following
materials are allowed only through the conditional building site and design
review-process: EIFS, tilt-up concrete panels, corrugated metal, vinyl and
aluminum siding, and other materials.
(3) All buildings which have been altered over seventy five percent (75%) on
the exterior facade shall comply with the exterior material requirement for
new construction. Buildings older than fifty (50) years are exempt from
this requirement if alterations are consistent with the existing architecture.
(4) Two-dimensional curtain wall veneer of glass, spandrel glass or metal as a
primary building material is prohibited. The fenestration of all new
construction shall be three-dimensional (e.g., recessed windows,
protruding cornice, etc.).
b. The climate in Salt Lake City is such that in the summer months shade is
preferred, and in the winter months protection from snow is preferred. By
providing the pedestrian with a sidewalk that is enjoyable to use year round, a
pedestrian oriented neighborhood is encouraged. Therefore, new construction
in the gateway area is subject to the following standards:
(1) Arcades are permitted in the gateway district, but where an arcade extends
over the public way, a revocable permit is required. Where an arcade is on
private property facing the street, the maximum setback for the building
shall be measured to the supporting beams for the arcade or the facade of
the upper floors, not the facade of the arcade level.
(2) Awnings and/or marquees, with or without signage, are required over
entry doors which are set back from the property line and may be allowed,
under revocable permit, when an entry is at a property line.
(3) Awnings, with or without signage, are permitted over ground level
windows. Where awnings extend out over the public way, a revocable
permit is required.
2. Windows and Building Fenestration:
a. Buildings whose exteriors are smooth, and do not provide any three-
dimensional details or fenestration are not appropriate in the gateway district.
Recessed windows will eliminate flat, sterile elevations. Highly reflective
materials are distracting, and focus attention away from the positive qualities
of the gateway district. Therefore, all buildings in the gateway districts are
subject to the following standards:
(1) Buildings with completely smooth exterior surfaces shall not be permitted,
all new construction shall have three-dimensional details on the exterior
that includes cornices, windowsills, headers and similar features.
(2) All windows shall be recessed from the exterior wall a minimum of three
inches (3"). Bay windows, projecting windows, and balcony doors are
exempt from this requirement.
(3) The reflectivity of the glass used in the windows shall be limited to
eighteen percent (18%) as defined by the ASTA standard.
3. Entrance and Visual Access:
a. The intent in the gateway district is to encourage pedestrian activity between
the public street/sidewalk and buildings. Sidewalks shall provide continuous,
uninterrupted interest to the pedestrian by providing visual interest and/or
amenities. The gateway environment will benefit with increased pedestrian
activity; this activity will only occur if opportunities are provided that make
walking to a destination a preferred and an enjoyable pursuit. The use of blank
building facade walls is discouraged. Therefore, all buildings in the gateway
area are subject to the following standards:
(1) Minimum First Floor Glass: The first floor elevation facing a street of all
new buildings or buildings in which the property owner is modifying the
size of windows on the front facade within the gateway district shall not
have less than forty percent (40%) glass surfaces. All first floor glass shall
be nonreflective. Display windows that are three-dimensional and are at
least two feet (2') deep are permitted and may be counted toward the forty
percent (40%) glass requirement. Exceptions to this requirement may be
authorized through the conditional building and site design review
process, subject to the requirements of chapter 21A.59 of this title, and the
review and approval of the planning commission. The planning director
may approve a modification to this requirement if the planning director
finds:
(A) The requirement would negatively impact the historic character of the
building, or
(B) The requirement would negatively impact the structural stability of the
building.
(C) The ground level of the building is occupied by residential uses, in
which case the forty percent (40%) glass requirement may be reduced to
twenty-five percent (25%).
Appeal of Administrative Decision is to the Planning Commission.
4. Building Lines and Front Area Requirements:
a. A continuity of building frontage adjacent and parallel to the street encourages
a more active involvement between building uses and pedestrians. Leftover or
ambiguous open space that has no apparent use or sense of place will not
contribute positively to an active street life. Therefore, all buildings in the
gateway district are subject to the following standard:
(1) The majority of the ground level facade of a building shall be placed
parallel, and not at an angle, to the street.
5. Public Amenities and Public Art:
a. Amenities and works of art enhance quality of life as well as visual interest.
Public amenities and public art encourage pedestrian activity and contribute to
the pedestrian experience. A cohesive, unified lighting and amenity policy
will help give the gateway district its own distinctive identity. Therefore,
public amenities and public art are subject to the following standards:
(1) Sidewalks and street lamps installed in the public right of way shall be of
the type specified in the sidewalk/street lighting policy document.
(2) Public art (which may include artists' work integrated into the design of
the building and landscaping, sculpture, painting, murals, glass, mixed
media or work by artisans), that is accessible or directly viewable to the
general public shall be included in all projects requiring conditional
building and site design review approval for a site or design standard. The
plan to incorporate public art shall be reviewed by the Salt Lake art design
board.
6. Conditional Building and Site Design Review Approval: A modification to the
urban design provisions of this section may be granted through the conditional
building and site design review process, subject to conformance with the
standards and procedures of chapter 21A.59 of this title.
SECTION 24. Amending text of Salt Lake City Code section 21A.31.020. That section
21A.31.020 of the Salt Lake City Code (Zoning: Gateway Districts: G-MU Gateway-Mixed Use
District), shall be, and hereby is, amended to read as follows:
21A.31.020: G-MU GATEWAY-MIXED USE DISTRICT:
A. Purpose Statement: The G-MU gateway-mixed use district is intended to implement
the objectives of the adopted gateway development master plan and encourage the
mixture of residential, commercial and assembly uses within an urban neighborhood
atmosphere. The 200 South corridor is intended to encourage commercial
development on an urban scale and the 500 West corridor is intended to be a primary
residential corridor from North Temple to 400 South. Development in this district is
intended to create an urban neighborhood that provides employment and economic
development opportunities that are oriented towards the pedestrian with a strong
emphasis on a safe and attractive streetscape. The standards are intended to achieve
established objectives for urban and historic design, pedestrian amenities and land use
regulation.
B. Uses: Uses in the G-MU gateway-mixed use district as specified in section
21A.31.050, "Table of Permitted and Conditional Uses in the Gateway District", of
this chapter are permitted subject to the general provisions set forth in section
21A.31.010 of this chapter and this section.
C. Planned Development Review: All new construction of principal buildings, uses, or
additions that increase the floor area and/or parking requirement by twenty five
percent (25%) in the G-MU gateway-mixed use district may he approved only as a
planned development in conformance with the provisions of chapter 21A.55 of this
title.
D. Special Provisions:
1. Commercial Uses, 200 South: All buildings fronting 200 South shall have
commercial uses that may include retail goods/services establishments, offices,
restaurants, art galleries, motion picture theaters or performing arts facilities shall
be provided on the first floor adjacent to the front or corner side lot line. The
facades of such first floor shall be compatible and consistent with the associated
retail or office portion of the building and other retail uses in the area.
2. Residential Units, 500 West: Buildings fronting on 500 West shall be required to
have residential units occupying a minimum of fifty percent (50%) of the
structure's gross square footage.
3. Mid Block Street Development: Developments constructing mid block streets,
either privately owned with a public easement or publicly dedicated, that are
desired by an applicable master plan:
a. May use a portion or all of the overhead and underground right of way of the
new mid block street as part of their developable area irrespective of lot lines,
subject to design evaluation and approval of the planning commission.
b. May increase the height of the building on the remaining abutting parcel,
subject to conformance with the standards and procedures of Conditional
Building and Site Design chapter 21A.59 of this title.
4. Conditional Building and Site Design Reviews: A modification to the special
provisions of this section may be granted through the building and site design
review process, subject to conformance with the standards and procedures of
chapter 21A.59 of this title.
E. Building Height: The minimum building height shall be forty five feet (45') and the
200 South street corridor shall have a minimum height of twenty five feet (25'). The
maximum building height shall not exceed seventy five feet (75') except buildings
with nonflat roofs (e.g., pitched, shed, mansard, gabled or hipped roofs) may be
allowed, up to a maximum of ninety feet (90') (subject to subsection I of this section).
The additional building height may incorporate habitable space.
1. Conditional Building and Site Design Review: A modification to the minimum
building height or to the maximum building height (up to 120 feet) provisions of
this section may be granted through the conditional building and site design
review process, subject to conformance with the standards and procedures of
chapter 21A.59 of this title, and subject to compliance to the applicable master
plan.
2. Height Exceptions: Spires, tower, or decorative noninhabitable elements shall
have a maximum height of ninety feet (90') and with conditional building and site
design review approval may exceed the maximum height, subject to conformance
with the standards and procedures of chapter 21A.59 of this title.
F. Minimum Lot Area and Lot Width: None required.
G. Minimum Yard Requirements: No minimum setback requirements. There is not a
maximum front yard or corner side yard setback except that a minimum of twenty
five percent (25%) of the length of the facade of a principal building shall be set back
no farther than five feet (5') from the street right of way line. Surface parking lots
shall have a fifteen foot (15') landscape setback from the front property line.
H. Signs: Signs shall be allowed in the gateway districts in accordance with provisions
of chapter 21 A.4h of this title.
I. Affordable Housing: Notwithstanding the maximum height requirements identified
above, any buildings that have at least ten (10) or more residential units with at least
twenty percent (20%) of the units as affordable shall be allowed a maximum building
height of ninety feet (90'). The affordable units shall be integrated throughout the
project in an architectural manner.
SECTION 25. Amending text of Salt Lake City Code section 21A.32.020.D. That
section 21A.32.020.D of the Salt Lake City Code (Zoning: Special Purpose Districts: RP
Research Park District), shall be, and hereby is, amended to read as follows:
D. Maximum Building Height: Building height shall be limited to forty five feet (45').
Building heights in excess of forty five feet (45') but less than seventy five feet (75')
may be approved through the conditional building and site design review process;
provided, that the additional height is supported by the master plan and compatible
with the adjacent neighborhood.
SECTION 26. Amending text of Salt Lake Ciry Code section 21A.32.056.D. That
section 21 A.32.056.D of the Salt Lake City Code (Zoning: Special Purpose Districts: AG-20
Agricultural District), shall be, and hereby is, amended to read as follows:
D. Maximum Building Ileight: Building height shall be limited to forty five feet (45').
Building heights in excess of forty five feet (45') but not more than sixty five feet
(65') may be approved through the conditional building and site design review
process provided that the additional height is compatible with adjacent properties and
does not conflict with the airport flight path protection overlay zone.
SECTION 27. Amending text of Salt Lake City Code section 21A.32.075.D. That
section 21A.32.075.D of the Salt Lake City Code (Zoning: Special Purpose Districts: PL-2 Public
Lands District), shall be, and hereby is, amended to read as follows:
D. Maximum Building Height:
1. Local government facilities, government offices, arenas, stadiums, and exhibition
halls: Seventy five feet (75') provided, that where adjacent to a zoning district
allowing greater height, the height standard of the adjacent district shall apply. A
modification to the maximum building height provisions of this section may be
granted only through the conditional building and site design review process,
subject to conformance with the standards and procedures of chapter 21A.59 of
this title, and subject to compliance with the applicable master plan.
2. Other uses: Thirty five feet (35').
SECTION 28. Amending text of Salt Lake City Code section 21A.32.080.D. That
section 21A.32.080.D of the Salt Lake City Code (Zoning: Special Purpose Districts: I
Institutional District), shall be, and hereby is, amended to read as follows:
D. Maximum Building Height: Building height shall be limited to thirty five feet (35').
Building heights in excess of thirty five feet (35') but not more than seventy five feet
(75') may be through the conditional building and site design review process;
provided, that for each foot of height over thirty five feet (35'), each required yard
shall be increased one foot (1').
SECTION 29. Amending text of Salt Lake City Code section 21A.32.090.D. That
section 21A.32.090.D of the Salt Lake City ('ode (Zoning: Special Purpose Districts: UI Urban
Institutional District), shall be, and hereby is, amended to read as follows:
D. Maximum Building Height: Building height shall be limited to seventy five feet (75').
Building heights in excess of seventy five feet (75') but not more than one hundred
twenty feet (120') may be approved through the conditional building and site design
review process; provided, that the additional height is supported by the master plan and
compatible with the adjacent neighborhood.
SECTION 30. Amending text of Salt Lake City Code section 21A.32.130.E.6. That
section 21A.32.130.E.6 of the Salt Lake City Code (Zoning: Special Purpose Districts: MU
Mixed Use District: Minimum Yard Area Requirements), shall be, and hereby is, amended to
read as follows:
6. Maximum Setback: A maximum setback is required for at least seventy five percent
(75%) of the building facade. The maximum setback is twenty feet (20'). Exceptions
to this requirement may be authorized through the conditional_building and site
design review, subject to the requirements of chapter 21A.59 of this title, and the
review and approval of the planning commission. The planning director, in
consultation with the transportation director, may modify this requirement if the
adjacent public sidewalk is substandard and the resulting modification to the setback
results in a more efficient public sidewalk. The planning director may waive this
requirement for any addition, expansion, or intensification, which increases the floor
area or parking requirement by less than fifty percent (50%) if the planning director
finds the following:
a. The architecture of the addition is compatible with the architecture of the original
structure or the surrounding architecture.
b. The addition is not part of a series of incremental additions intended to subvert the
intent of the ordinance.
Appeal of administrative decision is to the planning commission.
SECTION 31. Amending text of Salt Lake City ('ode section 21A.32.130.F. That section
21A.32.130.F of the Salt Lake City Code (Zoning: Special Purpose Districts: MU Mixed Use
District: Maximum Building Height), shall be, and hereby is, amended to read as follows:
F. Maximum Building Height: The maximum building height shall not exceed forty five
feet (45'), except that nonresidential buildings and mixed use buildings shall be
limited by subsections Fl and F2 of this section. Buildings taller than forty five feet
(45'), up to a maximum of sixty feet (60'), may be authorized through the conditional
building and site design review process, subject to the requirements of chapter
21A.59 of this title, provided that the additional height is for residential uses only.
1. Maximum Height for Nonresidential Buildings: Nonresidential buildings shall not
exceed thirty feet (30') or two (2) stories, whichever is less.
2. Maximum Height of Mixed Use Buildings of Residential and Nonresidential Uses:
Mixed use buildings shall not exceed forty five feet (45'). Nonresidential uses in a
mixed use building are limited to the first two (2) stories.
SECTION 32. Amending text of Salt Lake City Code section 21A.34.090.C.2. That
section 21A.34.090.C.2 of the Salt Lake City Code (Zoning: Overlay Districts: SSSC South State
Street Corridor Overlay District: Minimum Yard Requirement Exemption: Maximum Setback),
shall be, and hereby is, amended to read as follows:
2. Maximum Setback: A maximum setback is required for at least thirty five percent
(35%) of the building facade. The maximum setback is twenty five feet (25').
Exceptions to this requirement may be authorized through the conditional building
and site design review process, subject to the requirements of chapter 21A.59 of this
title, and the review and approval of the planning commission. The planning director
may waive this requirement for any addition, expansion, or intensification, which
increases the floor area or parking requirement by less than fifty percent (50%) if the
planning director finds the following:
a. The architecture of the addition is compatible with the architecture of the original
structure or the surrounding architecture.
b. The addition is not part of a series of incremental additions intended to subvert the
intent of the ordinance.
Appeal of administrative decision is to the planning commission
SECTION 33. Amending text of Salt Lake City Code section 21A.34.090.E. That section
21A.34.090.E of the Salt Lake City Code (Zoning: Overlay Districts: SSSC South State Street
Corridor Overlay District: Entrance and Visual Access), shall be, and hereby is, amended to read
as follows:
E. Entrance and Visual Access:
1. Minimum First Floor Glass: The first floor elevation facing a street of all new
buildings or buildings in which the property owner is modifying the size of
windows on the front facade, shall not have less than forty percent (40%) glass
surfaces. All first floor glass shall be nonreflective. Display windows that are
three-dimensional and are at least two feet (2') deep are permitted and may be
counted toward the forty percent (40%) glass requirement. Exceptions to this
requirement may be authorized through the conditional building and site design
review process. subject to the requirements of chapter 21A.59 of this title, and the
review and approval of the planning commission. The planning director may
approve a modification to this requirement if the planning director finds:
a. The requirement would negatively impact the historic character of the
building.
b. The requirement would negatively impact the structural stability of the
building, or
c. The ground level of the building is occupied by residential uses, in which case
the forty percent (40%) glass requirement may be reduced to twenty five
percent (25%).
Appeal of administrative decision is to the planning commission.
2. Facades: Provide at least one operable building entrance per elevation that faces a
public street. Buildings that face multiple streets are only required to have one
door on any street, if the facades for all streets meet the forty percent (40%) glass
requirement as outlined in subsection Fl of this section.
3. Maximum Length: The maximum length of any blank wall uninterrupted by
windows, doors, art or architectural detailing at the first floor level shall be fifteen
feet (15').
4. Screening: All building equipment and service areas, including on grade and roof
mechanical equipment and transformers that are readily visible from the public
right of way, shall be screened from public view. These elements shall be sited to
minimize their visibility and impact, or enclosed as to appear to be an integral part
of the architectural design of the building.
SECTION 34. Amending text of Salt Lake City Code section 21A.58.070.E. That section
21A.58.070.E of the Salt Lake City Code (Zoning: Site Plan Review: Standards for Site Plan
Review), shall be, and hereby is, amended to read as follows:
E. General Plan Conformity: The planning division shall review site plans for all
applications for conditional uses (including planned developments) and conditional
building and side design reviews with reference to adopted plans and the conformity
of the site plans with the objectives and policies of the adopted plans.
SECTION 35. Amending text of Salt Lake City Code section 21A.62.040. That section
21A.62.040 of the Salt Lake City Code (Zoning: Definitions: Definitions of Terms), shall be, and
hereby is, amended to insert the definition of"CONDITIONAL BUILDING AND SITE
DESIGN REVIEW" in alphabetical order into that section. The codifier is instructed to only add
said definition and leave the remainder of section 21A.62.040 undisturbed. The definition of
"CONDITIONAL BUILDING AND SITE DESIGN REVIEW" shall read as follows:
CONDITIONAL BUILDING AND SITE DESIGN REVIEW: A design that is allowed
only after review and approval by the planning commission which includes a
comprehensive evaluation of a development and its impact on neighboring properties and
the community as a whole, from the standpoint of site and landscape design, height,
setbacks, front facade glass, architecture, materials, colors, lighting and signs in
accordance with a set of adopted criteria and standards.
SECTION 36. Amending text of Salt Lake City Code section 21A.60.020. That section
21A.60.020 of the Salt Lake City Code (Zoning: List of Terms: List of Defined Terms), shall be, and
hereby is, amended to insert the term "Conditional building and site design review" in alphabetical
order into that section. The codifier is instructed to only add said term and leave the remainder of
section 21A.60.020 undisturbed.
SECTION 37. Effective Date. This ordinance shall become effective on the date of its first
publication.
Passed by the City Council of Salt Lake City, Utah, this 2ncl day of Apri 1
2013.
CII• RPEI''TRW
ATTEST AND COUNTERSIGN:
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CITY RECORDER l/> % +,
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Transmitted to Mayor on May 7, ?013 • ���ro� ti��
�OR
Mayor's Action: X Approved. - - Vetoed.
MA O.
CITY RECO
APPROVED AS TO FORM
(SEAL) Salt Lake City Attorney's Office
Date: O
Bill No. 15 of 2013. By:
Published: May 10, 2013, Pau C.Nielson, 7ror City Alto
HB_ATTY-#22222-v I 2-Ordinance_amending_conditional_bldg_site_design_review.DOC