025 of 2017 - Amending various sections of the Salt Lake City Code pertaining to TSA (Transit Station Area) zoning 0 17-1
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SALT LAKE CITY ORDINANCE
No. 25 of 2017
(Amending various sections of the Salt Lake City Code
pertaining to TSA(Transit Station Area)zoning districts)
An ordinance amending various sections of the Salt Lake City Code pertaining to TSA
(Transit Station Area)zoning districts,pursuant to Petition No.PLNPCM2016-00522.
WHEREAS,the Salt Lake City Planning Commission held a public hearing on
November 9,2016 to consider a request made by the Salt Lake City Council("Applicant")
(Petition No.PLNPCM2016-00522)to amend Sections 21A.26.078(Zoning:Commercial
Districts:Transit Station Area District),and 21A.10.020.B(Zoning:General Application and
Public Hearing Procedures:Public Hearing Notice Requirements:Special Noticing
Requirements for Administrative Approvals),adopting a new Section 21A.33.035(Zoning:Land
Use Tables:Table of Permitted and Conditional Uses for Transit Station Area Districts),and
amending the Transit Station Area Development Guidelines;and
WHEREAS,at its November 9,2016 hearing,the planning commission voted in favor of
forwarding a positive recommendation on said petition to the Salt Lake City Council;and
WHEREAS,the city council finds after holding a public hearing on this matter,that
adopting this ordinance is in the city's best interests.
NOW,THEREFORE,be it ordained by the City Council of Salt Lake City,Utah:
SECTION 1. Amending the Text of Salt Lake City Code Section 21A.26.078. That
Section 21A.26.078(Zoning:Commercial Districts:Transit Station Area District)of the Salt
Lake City Code shall be,and hereby is,amended to read as follows:
21A.26.078:TSA TRANSIT STATION AREA DISTRICT:
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A. Purpose Statement:The purpose of the TSA transit station area district is to provide an
environment for efficient and attractive transit and pedestrian oriented commercial,
residential and mixed use development around transit stations.Redevelopment,infill
development and increased development on underutilized parcels should include uses that
allow them to function as part of a walkable,mixed use district.Existing uses that are
complementary to the district,and economically and physically viable,should be integrated
into the form and function of a compact,mixed use pedestrian oriented neighborhood.Each
transit station is categorized into a station type.These typologies are used to establish
appropriate zoning regulations for similar station areas.Each station area will typically have
two(2)subsections:the core area and the transition area.Due to the nature of the area around
specific stations,the restrictions of overlay zoning districts,and the neighborhood vision,not
all station areas are required to have a core area and a transition area.
1. Core Area:The purpose of the core area is to provide areas for comparatively intense
land development with a mix of land uses incorporating the principles of sustainable,
transit oriented development and to enhance the area closest to a transit station as a lively,
people oriented place.The core area may mix ground floor retail,office,commercial and
residential space in order to activate the public realm.
2. Transition Area:The purpose of the transition area is to provide areas for a moderate
level of land development intensity that incorporates the principles of sustainable transit
oriented development.The transition area is intended to provide an important support
base to the core area and transit ridership as well as buffer surrounding neighborhoods
from the intensity of the core area.These areas reinforce the viability of the core area and
provide opportunities for a range of housing types at different densities.Transition areas
typically serve the surrounding neighborhood and include a broad range of building
forms that house a mix of compatible land uses.Commercial uses may include office,
retail,restaurant and other commercial land uses that are necessary to create mixed use
neighborhoods.
B. Station Area Types:A station area typology is the use of characteristics,such as building
types,mix of land use,transit service and street network to create generalizations about an
area that can be used to define a common vision for development of a transit station area.
Each typology recognizes the important difference among places and destinations and takes
into account the local context of a station and its surroundings.Refer to the official Salt Lake
City zoning map to determine the zoning of the land within each station area.
1. Urban Center Station(TSA-UC):An urban center station contains the highest relative
intensity level and mix of uses.The type of station area is meant to support Downtown
Salt Lake and not compete with it in terms of building scale and use.
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2. Urban Neighborhood Station(TSA-UN):An evolving and flexible development pattern
defines an urban neighborhood station area.Urban neighborhoods consist of multilevel
buildings that are generally lower scale than what is found in the urban center station
area.The desired mix of uses would include ground floor commercial or office uses with
the intent of creating a lively,active,and safe streetscape.
3. Mixed Use Employment Center Station(TSA-MUEC):A mixed use employment station
is an area with a high concentration of jobs that attract people from the entire region.
Buildings are often large scale in nature and may have large footprints.Land uses that
support the employment centers such as retail sales and service and restaurants are
located throughout the station area and should occupy ground floor space in multi-story
buildings oriented to the pedestrian and transit user.A mix of housing types and sizes are
appropriate to provide employees with the choice to live close to where they work.
Building types should trend toward more flexible building types over time.Connectivity
for all modes of travel is important due to the limited street network.
4. Special Purpose Station(TSA-SP):The special purpose station is typically centered on a
specific land use or large scale regional activity.These areas are generally served by a mix of
transit options.Land uses such as restaurants and retail support the dominant land use and
attract people to the area.A mix of housing types and sizes are appropriate in certain
situations.Future development should be aimed at increasing the overall intensity and
frequency of use in the station area by adding a mix of uses that can be arranged and
designed to be compatible with the primary use.
C. Review Process:The review process for all new development and redevelopment within the
transit station area zoning district is based on the development score which is generated by
the"Transit Station Area Development Guidelines"hereby adopted by reference.
1. The following types of development are required to go through this review process:
a. Any addition of one thousand(1,000)square feet or more that extend a street facing
building facade or are located to the side of a building and are visible from a public
space;or
b. Additions that increase the height of an existing building or change the existing
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roofline;
c. Additions to the rear of buildings that are not adjacent to a public street,trail or other
public space are not required to obtain a development score but must comply with all
other applicable regulations.Signs,fences,accessory structures and any other
structure or addition not listed in this section are not required to obtain a development
score.
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d. Single-family detached dwellings and two-family dwellings are not required to obtain
a development score.
2. Application Process Steps:
a. Presubmittal Conference: All applicants for development within the transit station
area zoning district are required to attend a presubmittal conference with the planning
division. The purpose of the presubmittal conference is to notify the applicant of the
goals of the station area plans, the standards in this section, and the review and
approval process.
b. Development Review Application: After a presubmittal conference, the developer can
submit a development review application. This application and all submittal
requirements will be used to determine the development score. The application shall
include a score sheet on which the development guidelines and their assigned values
are indicated and two (2) checklists: one for the applicant's use and one for the
planning division's use.
c. Public Noticing: A notice of application for a development review shall be provided
in accordance with Chapter 21 A.10 of this title.
d. Application Review: Table 21A.26.078.C.2.d of this section summarizes the
application review process. All applications shall be processed as follows:
(1) Tier 1 Planning Commission Review: If a project is assigned a score less than 125
points, the project can only be approved by the planning commission through the
Conditional Building and Site Design Review process in Chapter 21A.59 of this
title. Once the applicant receives written notice of their score, they will be given
thirty (30) days to notify the planning division of their intention to proceed with
the project through the conditional building and site design review process or
make necessary plan adjustments to increase their development score to the
minimum level in order to go through an administrative review process.
(2) Tier 2 Administrative Review: The planning director has the authority to approve
a project scoring 125 points or more without holding a public hearing. The project
shall be allowed to go through the standard building permit process. A public
hearing is not required because the project incorporates adequate development
guidelines or development incentives to be deemed compliant with the vision for
the station area.
TABLE 21A.26.078.C.2.d APPLICATION REVIEW
Development
Score Review Process
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0-124 points Planning Commission Conditional Building and Site Design
Review process
125 or more Administrative review
points
D. Development Score:The purpose of the development score is to allow flexibility for
designers while implementing the city's vision of the applicable station area plans and the
purpose of this zoning district.The development score measures the level of compatibility
between a proposed project and the station area plan.A"station area plan"is a development,
land use,urban design and place making policy document for the area around a specific
transit station.The development score is based on the development guidelines and
development incentives in the"Transit Station Area Development Guidelines"book,hereby
adopted by reference.The"Transit Station Area Development Guidelines"shall be amended
following the adopted procedures for zoning text amendments in Chapter 21A.50,
"Amendments",of this title.
1. Formulating the Score:The development score is formulated by calculating all of the
development guideline values for a particular project.Each design guideline and
incentive is given a value based on its importance.Some guidelines are considered more
important and carry a higher value than others.All other applicable zoning regulations
shall be complied with by all projects and are not calculated in the development score.
2. Project Review:A development score shall be assigned to all projects within the transit
station area zoning district after a complete development review application is submitted.
The planning director shall provide,in writing,a copy of the review checklist and
explanation of the outcome of the score to the applicant within thirty(30)days of
submitting a complete application.
3. Appeals:The development score may be appealed.All appeals of the development score
are heard by the Appeals Hearing Officer.In hearing the appeal,the Appeals Hearing
Officer shall hold a public hearing in accordance with Section 21A.10.030 of this title.In
deciding the appeal,the Appeals Hearing Officer shall base its decision on its
interpretation of the development guidelines and the development score.
4. Expiration:No development score shall be valid for a period longer than one year unless
a building permit has been issued or complete building plans have been submitted to the
division of building services.
E. Development Standards:
1. Application:The dimensional requirements of this section apply to all new buildings and
developments as well as additions to existing buildings.Additions that bring the property
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closer to compliance are allowed. The following development standards apply to the core
and transition areas of all station types.
2. Building Height: The minimum and maximum building heights are found in
Table 21A.26.078.E.2, "Building Height Regulations", of this section. The following
exceptions apply:
a. The minimum building height applies to all structures that are adjacent to a public or
private street. The building shall meet the minimum building height for at least fifty
percent (50%) of the width of the street facing building wall.
b. Projects that achieve a development score that qualifies for administrative review are
eligible for an increase in height. The increase shall be limited to one story of
habitable space. The height of the additional story shall be equal to or less than the
average height of the other stories in the building. This is in addition to the height
authorized elsewhere in this title.
TABLE 21A.26.078.E.2
BUILDING HEIGHT REGULATIONS
Minimum Height' Maximum Height
Urban center:
Core 40' 90' 2
Transition 25' 60'
Urban neighborhood:
Core 25' 75'
Transition 0' 50'
Mixed use employment center:
Core 25' 75'
Transition 0' 60'
Special purpose:
Core 25' 75'
Transition 0' 60'
Notes:
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1. Minimum building heights apply to those properties with frontage on the street
where fixed rail transit is located.
2. Buildings with a roof that has at least 2 sloping planes may be allowed up to 105
feet.The slope of the plane must have a minimum slope of a two feet rise over a
12 foot run.The additional height may include habitable space.The sloping
planes must be clearly visible and create a sloped roof shape.The sloping planes
shall not be hidden by a parapet wall.
3. Setbacks:
a. General Standards for Front/Corner Side Yards:
(1)All portions of the yard not occupied by building,driveways,walkways or other
similar features must be landscaped or include an active outdoor use,such as
outdoor dining,plazas,courtyards or other similar outdoor use.See Section
21A.26.078.F for specific front yard design requirements.
(2)Parking is prohibited in the front and comer side yards.
(3)Walls up to three feet(3')in height,patios and other similar elements intended to
activate the sidewalk can be located to the property line.
(4)Awnings or canopies may be located within any portion of the yard and are not
subject to the front or corner side yard restrictions in Table 21A.36.020.B.
(5)Balconies may project up to two feet(2')into the required yards and are not
subject to the front or corner side yard restrictions in Table 21A.36.020.B.
(6)All front and corner side yard standards in Table 21A.26.078.E.3.b may be
modified through the Conditional Building and Site Design Review process of
Chapter 21A.59,except that the front and corner side yard setback for 400 South
shall not be reduced below the minimum.
b. TABLE 21A.26.078.E.3.b Setback Standards:
Property Front/Corner Side Yard Setback Interior Side Rear Yard
Frontage Yard
400 South Minimum: 10',and at least 50% Minimum:None,except a 25'
of the street facing building setback is required when adjacent
facade must be built to the to an OS,R-1,R-2,SR,RMF-30,
minimum. RMF-35 or RMF-45 zoning
Maximum Setback:20',but may district.The minimum shall
be increased if the additional increase 1'for every 1'increase in
setback is used for plazas, building height above 25'and is
courtyards,or outdoor dining applied to the portion of the
areas. building over 25'in height.
In locations where the sidewalk is
not a minimum of 10'wide,
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additional sidewalk width shall
be installed by the developer so
there is a minimum width
sidewalk of 10'. This applies to
new buildings and to additions
that increase the gross building
square footage by more than
50%. This standard does not
require removal of existing
buildings or portions thereof.
North Temple Minimum: 5', and at least 50% of
the street facing building façade
must be built to the minimum.
Maximum: 15', but may be
increased if the additional setback
is used for plazas, courtyards, or
outdoor dining areas.
In locations where the sidewalk is
not a minimum of 10' wide,
additional sidewalk width shall
be installed by the developer so
there is a minimum width
sidewalk of 10'. This applies to
new buildings and to additions
that increase the gross building
square footage by more than
50%. This standard does not
require removal of existing
buildings or portions thereof.
300 South, Minimum: Equal to the average
500 South, setback of other principal
600 East buildings on the same block face.
Streets with Minimum: 25% of lot depth, up
right-of-way to 25'.
width of 50 For buildings taller than 25',
feet or less setback shall increase 2' for every
with R-1, R-2, l' of building height above 25'
SR, RMF-30, and is applied to the portion of
RMF-35 or the building over 25' in height.
RMF-45
zoning district
on either side
of the street
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All other Minimum:None
streets At least 50%of the street facing
building facade shall be within 5
feet of the front or corner side
property line.
c. Special Setback Provisions for Properties Adjacent to Jordan River:For properties
that are adjacent to the Jordan River,the building setback from the Jordan River shall
be fifty feet(50'),measured from the annual high water level as defined in
Section 21A.34.130 of this title.For buildings over fifty feet(50')in height,the
setback shall increase one foot(I')for every foot in height over fifty feet(50')up to a
maximum of seventy five feet(75').Portions of buildings over fifty feet(50')in
height may be stepped back to comply with this standard.
4.Minimum Lot Area and Lot Width Requirements:
TABLE 21A.26.078.E4 MINIMUM LOT AREA AND LOT WIDTH STANDARDS
Standard Required Dimension
Minimum Lot Area 2,500 square feet
Minimum Lot Width 40 feet
a. The minimum lot area applies to all new subdivisions of land and shall not be used to
calculate residential density.
b. Any legally existing lot may be developed without having to comply with the
minimum lot size or width requirements.
c. Lots subdivided for single-family detached,single-family attached,and two-family
residential dwellings are exempt from minimum lot width requirements.
d. Lots subdivided for single-family attached dwellings are exempt from minimum lot
area provided that:
(1)Parking for units shall be rear loaded and accessed from a common drive shared
by all units in a particular development;
(2)Driveway access shall connect to the public street in a maximum of 2 locations;
and
(3)No garages shall face the primary street and front yard parking shall be strictly
prohibited.
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5. Open Space: Open space shall be provided at a rate of one(1)square foot for every ten
(10)square feet of land area included in the development,up to five thousand(5,000)
square feet for Core areas,and up to two thousand five hundred(2,500)square feet for
Transition areas.Open space includes landscaped yards,patios,public plazas,pocket
parks,courtyards,rooftop and terrace gardens and other similar types of open space
amenity.All required open space shall be accessible to the users of the building(s).
6. Circulation and Connectivity:Development within the station area shall be easily
accessible from public spaces and provide safe and efficient options for all modes of
travel.Circulation networks,whether public or private,require adequate street,pedestrian
and bicycle connections to provide access to development.The internal circulation
network shall be easily recognizable.formalized and interconnected.
a. All parking lots shall comply with the standards in Section 21A.44.020,"General Off
Street Parking Regulations",of this title.
b. Parking is prohibited between the street-facing building line and any front or corner
side property line.This shall include any drive aisle that is not perpendicular to the
front or corner side property line.
c. Any new development shall provide a midblock walkway if a midblock walkway on
the subject property has been identified in a master plan that has been adopted by the
City. The following standards apply to the midblock walkway:
(1)The midblock walkway must be a minimum of ten feet(10')wide and include a
minimum six foot(6')wide unobstructed path.
(2)The midblock walkway may be incorporated into the building provided it is open
to the public.A sign shall be posted indicating that the public may use the
walkway.
7. Accessory Structures:No accessory structure shall be located in a required front yard or
between the primary building and a property line adjacent to a public street.
F. Design Standards:
1. Development shall comply with the design standards in Chapter 21A.37 when applicable
as specified ill that chapter.
2. All developments required to obtain a review score by subsection 21 A.26.078.0 shall
comply with the following additional design standards.These specific standards may be
modified through the Conditional Building and Site Design Review process in Chapter
21 A.59 if the modifications meet the intent of the specific design standard requested to be
modified:
a. EIFS and Stucco Limitation:Use of Exterior Insulation and Finishing System(EIPS)
or traditional stucco is not allowed as a building material on the ground floor of street
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facing building facades. Use of EIFS and stucco is allowed for up to 10% of the upper
level street facing façades.
b. Front and Corner Side Yard Design Requirements:
(1) In yards greater than ten feet (10') in depth, one shade tree shall be planted for
every thirty feet (30') of street frontage. For the purpose of this section, a shade
tree is any tree that has a mature minimum tree canopy of thirty feet (30') and a
mature height that is forty feet (40') or greater.
(2) At least 50% of the front or corner side yards shall be covered in live plant
material. This can include raised planter boxes. This percentage can be reduced to
30% if the yard includes outdoor dining, patios, outdoor public space, or private
yards for ground floor residential uses that cover at least 50% of the provided
front or corner side yard.
(3) At least 30% of the front or corner side yard shall by occupied by outdoor dining
areas, patios, outdoor public space, or private yards for ground floor residential
uses.
(4) Driveways necessary for vehicle access to the site are allowed regardless of
compliance with the minimum percentages required by this subsection.
c. Entry Feature Requirements: All required building entries shall include at least one of
the following features:
(1) An awning or canopy over the entrance that extends a minimum of five feet (5')
from the street facing building façade;
(2) A recessed entrance that is recessed at least five feet (5') from the street facing
façade;
(3) A covered porch that is at least five feet (5') in depth and at least forty (40) square
feet in size; or
(4) A stoop that is at least two feet (2') above sidewalk level and that includes an
awning or canopy that extends at least three feet (3') from the street facing
building facade.
d. Ground Floor Use Requirement for 400 South and North Temple Boulevard: When
facing 400 South or North Temple Boulevard, the ground floor use area required by
Chapter 21A.37 shall be built to accommodate an allowed commercial, institutional,
or public use. Live/work uses qualify as a commercial use for this subsection.
(1) Exception: Residential uses may be permitted within the required area in lieu of
the required use, if the ground floor is designed so that it can be converted to an
allowed commercial use in the future. To accommodate this conversion, the shell
space of the ground floor shall be built to an occupancy standard required by the
adopted building code that can accommodate conversion of the interior of the
space to a future permitted commercial use.
(2) The following additional requirements shall apply to the ground floor space if
used for residential uses:
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(a) The shell space shall be at least twelve feet (12') in height;
(b) The street facing façade of each ground floor residential unit shall be at least
60% glass;
(c) Each ground floor unit shall have a direct entrance from the sidewalk to the
unit;
(d) Each ground floor unit shall be ADA accessible; and
(e) Each ground floor unit shall include a porch, patio, stoop or other entrance
feature that is a minimum depth of at least five feet (5').
G. Multiple Buildings on a Single Parcel: Multiple principal buildings on a single parcel are
permitted provided each principal building meets the requirements of this chapter and each
principal building obtained a separate development score. New principal buildings can be
located toward the rear of a parcel provided there is an existing or additional new principal
building that complies with the front yard building setbacks. If one principal building
receives a development score lower than other principal buildings on the site, the project
shall be processed based on the lowest development score obtained. Multiple single-family
detached dwellings and two-family dwellings may be located on one lot and are not required
to obtain a development score.
H. Parking: The purpose of this subsection is to provide locations for off street parking. All off
street surface parking lots should be located so that they are compatible with pedestrian
oriented streets. New uses and development or redevelopment within this district shall
comply with the requirements of this subsection.
1. Surface Parking on Corner Properties: On corner properties, surface parking lots shall be
located behind principal buildings or at least sixty feet (60') from the intersection of the
front and corner side lot lines, and are subject to the additional requirements established
for Core or Transition areas below.
2. Surface Parking in the Core Area: Surface parking lots in the core area are required to be
located behind the principal building or to the side of a principal building.
a. Requirements: When located to the side of a building, the parking lot shall be:
(1) Set back a minimum of thirty feet (30') from a property line adjacent to a public
street. The space between the parking lot and the property line adjacent to a public
street shall be landscaped or activated with outdoor dining, plazas or similar
feature.
(2) Screened with a landscaped hedge or wall that is at least thirty six inches (36")
above grade and no taller than forty two inches (42") above grade. Landscaping
berms are not permitted.
(3) The parking lot shall be no wider than what is required for two (2) rows of
parking and one drive aisle as indicated in Section 21A.44.020,
Table 21A.44.020 of this title.
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b. One Driveway and Drive Aisle per Street Frontage: Only one driveway and drive
aisle is permitted per street frontage and the access point shall be located a minimum
of one hundred feet (100') from the intersection of the front and corner side property
lines. If the front or corner side property line is less than one hundred feet (100') in
length, then the drive approach shall be located within twenty feet (20') of the side or
rear property line.
3. Surface Parking in the Transition Area: Surface parking lots in the transition area are
required to be located behind the principal building or to the side of a principal building.
a. Requirements: When located to the side of a principal building, the parking lot shall
be:
(1) Set back so that no portion of the parking area other than the driveway is closer to
the street than the front wall setback of the building. In cases where the front wall
of the building is located within five feet (5') of a property line adjacent to a
street, the parking lot shall be set back a minimum of eight feet (8'). The space
between the parking lot and the property line adjacent to a street shall be
landscaped or activated with outdoor dining, plazas or similar feature.
(2) Screened with a landscaped hedge or wall that is at least thirty six inches (36")
above grade and no taller than forty two inches (42") above grade. Landscaping
berms are not permitted.
4. Walkways Through Parking Lots: Parking lots with more than fifteen (15) spaces shall
provide a pedestrian walkway through the parking lot to the primary building entrance or
a sidewalk providing access to a primary building entrance. One walkway must be
provided for every three (3) drive aisles. Walkways shall be curb separated from the
parking areas and a minimum of five feet (5') wide. Vehicles shall not overhang the
walkway. Parking lot landscaping requirements in Chapter 21A.48 of this title shall be
included on the side of the walkway. Where the walkway crosses a drive aisle, a
crosswalk that is clearly identified by a change in color, material, or similar technique
shall be used.
5. Other Applicable Standards: All other standards in Chapter 21A.44, "Off Street Parking,
Mobility and Loading", of this title shall apply.
I. Conflicting Regulations: In cases where the regulations of this section conflict with another
section of this zoning ordinance, this section shall take precedence except in situations where
the conflict is related to the use of the property, in which case the more restrictive regulation
takes precedence. In station areas within an overlay district, the overlay district shall take
precedence.
J. Developments Over Five Acres:
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1. Intent: Large scale developments have the potential to function as a self-contained mixed
use neighborhood and could have both positive and negative impacts on nearby
properties. All developments over five (5) acres in size shall be designed and planned to
include a series of blocks and a network of public or private streets that connects to the
existing public streets in the area and to adjacent development and neighborhoods.
Buildings should be oriented to this street network. Regulating block size is necessary to
provide development sites that are oriented to the pedestrian while accommodating other
modes of transportation. A street network is required to ensure adequate circulation for
pedestrians, bicycles, automobiles and service vehicles through the site, to adjacent sites
and the public streets.
2. Application: These standards are in addition to all other applicable standards. In
situations where the standards in this section conflict with a standard in another section,
the standard in this section shall take precedence. A separate development score is
required for each new principal building in a development over five (5) acres.
a. Block Layout: The intent of regulating block size and dimension is to create a
development pattern where all principal buildings have their primary facades facing a
street, whether public or private. All developments over five (5) acres in size shall be
designed to include a series of blocks based on the standards below:
(1) The maximum perimeter dimension of any block shall be one thousand six
hundred feet (1,600'). The maximum length of any individual block face shall be
four hundred forty feet (440').
(2) The maximum perimeter dimension of a block may be increased to two thousand
four hundred (2,400) linear feet, and the maximum length of any block face
increased to six hundred feet (600') provided a mid block pedestrian network is
included. The mid block pedestrian network must be a minimum of twenty feet
(20') wide and include pedestrian amenities such as lighting, benches, and other
similar features. The mid block walkway shall connect to at least two (2) block
faces or be extended to the property line to allow for future extension.
b. Connectivity to Public Streets, Sidewalks, and Bicycle Lanes: In order to ensure that
the development will be fully integrated into the transit station area, that safe and
efficient travelways are provided, and to limit the impact on the primary transit street
and other adjacent streets, the internal circulation system, including private streets,
drive aisles, sidewalks and bicycle lanes shall connect to the public street, sidewalks
and bicycle lanes. All new streets shall be designed as a "complete street" defined as
a street that provides dedicated space for pedestrians, bicyclists and automobiles.
c. Vehicle Access: Regulating access to private property from public streets is necessary
for integrating private development and public spaces. Limiting the number of access
points and spacing between access points reduces areas of conflict between vehicles,
pedestrians and bicycles. Maximum access widths promote a development pattern
that is oriented to pedestrians and bicyclists while accommodating vehicles.
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(1) Access points located on public streets intended for vehicles shall be spaced a
minimum of one hundred feet (100') apart.
(2) No property shall have more than one vehicle access point for every two hundred
(200) linear feet of frontage on a public street.
(3) No access drive shall be greater than twenty four feet (24') wide.
(4) The location of all vehicle access points is subject to approval from the
transportation division of the city. The standards of this section may be modified
by the transportation division when, in the opinion of the director of the
transportation division, a different design would improve the overall safety for all
modes of transportation or improve the efficiency of the transportation network.
d. Internal Circulation: Internal circulation systems allow for vehicles, pedestrians and
bicyclists to move safely and efficiently throughout a development site. A logical,
simple and well designed internal circulation system that connects with adjacent
circulation networks provides room for vehicles, safe walking paths for pedestrians
through the parking lot and the site to the public way, and well marked routes for
bicycles traveling from public spaces to bicycle parking areas within a site. All new
developments over five (5) acres are required to submit an internal circulation
network plan.
(1) Travel Lanes that Connect Parking Areas with a Public Street: All internal vehicle
travel lanes that connect internal parking areas with a public street shall be
designed to meet the minimum requirements in Section 21A.44.020 of this title.
(2) Design Speed: The internal circulation system shall be designed to move vehicles
at speeds of twenty (20) miles per hour or less.
(3) Future Access to Adjacent Properties and Rights of Way: All internal drive aisles,
sidewalks, and paths shall be extended to property lines to allow for future cross
access to adjacent properties when the adjacent property is undeveloped and to
rights of way.
(4) Centerlines: The centerline of all internal streets shall be in line with the
centerline of a street on the opposite side of an intersecting street unless the
intersecting street is divided by a median. Offset streets shall be a minimum of
two hundred feet (200') apart, measured from centerline to centerline.
(5) Publicly Dedicated Streets: Any street that is to be publicly dedicated shall meet
the city's minimum construction and design standards (including street lighting,
park strip, street trees, etc.).
(6) Pedestrian Routes: Pedestrian routes that provide safe, comfortable, clear and
direct access throughout the development shall be provided. Pedestrian paths shall
15
be bordered by residential fronts, green space, active open space, or commercial
storefronts.
(7) Bicycle Paths: A coordinated system of bicycle paths should be provided.
(8) Approval; Modification of Standards: The internal circulation network is subject
to approval from the transportation division of the city. The standards of this
section may be modified by the transportation division when, in the opinion of the
director of the transportation division, a different design would improve the
overall safety for all modes of transportation or improve the efficiency of the
transportation network.
e. Parking: Parking may be provided along any private street within a development over
five (5) acres. The parking shall be counted toward the applicable off street parking
standard when provided on private streets. All parking areas and spaces must comply
with the parking lane widths identified in Section 21A.44.020, Table 21A.44.020 of
this title.
f. Open Space: In order to provide space for passive and active recreation, public and
private gatherings, offset storm drainage due to nonpermeable surfaces and as an
amenity to individual developments and their residents, employees and customers,
usable open space is required for all new developments.
(1) Required: In the core and transition areas of all station areas, a minimum of ten
percent (10%) of the site, up to fifteen thousand (15,000) square feet, shall be
devoted to open space. "Usable open space" is defined as landscaped areas,
plazas, outdoor dining areas, terraces, rooftop gardens, stormwater retention areas,
and any other similar type of area.
(2) Connectivity to Adjacent Open Space: When adjacent to public open space, parks,
trails and pathways, open space on developments over five (5) acres in size are
encouraged to provide access to the public open space.
g. Landscaping: All areas not occupied by buildings, plazas, terraces, patios, parking
areas, or other similar feature shall be landscaped. If a project is developed in phases,
only those areas in a phase that is under construction shall be landscaped.
Landscaping in future phases shall be installed as those phases develop. Areas in
future phases may be used as community gardens or other active open space until
such time as development of that phase begins.
SECTION 2. Amending the Text of Salt Lake City Code Section 21A.10.020.B. That
Section 21A.10.020.B (Zoning: General Application and Public Hearing Procedures: Public
16
Hearing Notice Requirements: Special Noticing Requirements for Administrative Approvals) of
the Salt Lake City Code shall be, and hereby is, amended to read as follows:
B. Special Noticing Requirements for Administrative Approvals:
1. Conditional Building and Site Design Review: The planning commission shall consider
requests for conditional building and site design review at a public hearing if there is an
expression of interest after providing notice as follows:
a. Notification: The city shall provide written notice by first class mail a minimum of
twelve (12) calendar days in advance of the requested action to all owners of the land
and tenants subject to the application, as shown on the Salt Lake City geographic
information system records, adjacent to and contiguous with the land subject to the
application. Recognized organizations are also entitled to receive notice pursuant to
Title 2, Chapter 2.60 of this code by e-mail or other form chosen by the planning
director.
At the end of the twelve (12) calendar day notice period, if there are requests for a
public hearing, the planning commission will schedule a public hearing and consider
the issue; if there are no requests for a public hearing, the planning director may
decide the issue administratively.
2. Determination of Noncontributing Status Within an H Historic Preservation Overlay
District: Prior to the approval of an administrative decision for a certificate of
appropriateness for demolition of a noncontributing structure, the city shall provide
written notice by first class mail a minimum of twelve (12) calendar days of the
determination of noncontributing status of the property to all owners of the land and
tenants, within eighty five feet (85') of the land subject to the application as shown on the
Salt Lake City geographic information system records. At the end of the twelve (12) day
notice period, the planning director shall either issue a certificate of appropriateness for
demolition or refer the application to the historic landmark commission.
3. Notice of Application for Special Exceptions: Prior to the approval of an administrative
decision for special exceptions as authorized in Chapter 21A.52 of this title, the planning
director shall provide written notice by first class mail a minimum of twelve (12) days in
advance of the requested action to all abutting properties and those properties located
across the street from the subject property, and to all property owners and tenants of the
land subject to the application, as shown on the Salt Lake City geographic information
system records.
a. Contents of the Mailing Notice of Application: The notice for mailing shall generally
describe the subject matter of the application, the place where such application may be
inspected by the public, the date when the planning director will authorize a final
administrative decision, and include the procedures to appeal an administrative decision set
forth in Chapter 21A.16 of this title.
17
4. Notice of Application for TSA Development Reviews:Prior to the approval of a
development review score as authorized in Section 21 A.26.078 of this title,the planning
director shall provide written notice by first class mail a minimum of twelve(12)days in
advance of the requested action to all abutting properties and those properties located
across the street from the subject property,and to all property owners and tenants of the
land subject to the application,as shown on the Salt Lake City geographic information
system records.
a. Contents of the Mailing Notice of Application:The notice for mailing shall generally
describe the subject matter of the application,the place where such application may
be inspected by the public,the date when the planning director will authorize a final
administrative decision,and include the procedures to appeal an administrative
decision set forth in Chapter 21 A.16 of this title.
SECTION 3. Amending Section 21A.33.010 of Salt Lake City Code. That Section
21 A.33.010(Zoning:Land Use Tables:General Provisions)of the Salt Lake City Code is
amended to read as follows:
21A.33.010:GENERAL PROVISIONS:
A. Permitted Uses:The uses specified as permitted uses in Sections 21A.33.020,
21A.33.030,21A.33.035,21A.33.040,21A.33.050,21A.33.060,21A.33.070,and
21 A.33.080 of this chapter,tables of permitted and conditional uses,are permitted
provided that they comply with the general standards set forth in Part IV of this title and
all other applicable requirements of this title.
B. Conditional Uses:The uses specified as conditional uses in Sections 21A.33.020,
21A.33.030,21A.33.035,21A.33.040,21A.33.050,21A.33.060,21A.33.070,and
21A.33.080 of this chapter,tables of permitted and conditional uses,shall be allowed
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.
C. Uses Not Permitted:Any use specifically listed without a"P"or a"C"designated in the
table of permitted and conditional uses for a district shall not be allowed in that zoning
district.
SECTION 4. Adopting Section 21A.33.035 of Salt Lake City Code. That Chapter
21A.33(Zoning:Land Use Tables)of the Salt Lake City Code is amended to adopt Section
18
21A.33.035 (Zoning: Land Use Tables: Table of Permitted and Conditional Uses for Transit
Station Area Districts), which shall read as follows:
21A.33.035: TABLE OF PERMITTED AND CONDITIONAL USES FOR TRANSIT
STATION AREA DISTRICTS:
Legend: C = Conditional P = Permitted
Permitted and Conditional Uses by District
TSA UC TSA UN TSA MUEC TSA SP
Use CTCTC T C T
Accessory use, except those that PP P P P P P P
are specifically regulated elsewhere
in this title
Adaptive reuse of a landmark site PP PP P P P P
Agricultural use PP PP P P P P.
Alcohol:
Brewpub (2,500 square feet or PP PP P P P P
less in floor area)
Brewpub (more than 2,500 PCP C P C P C
square feet in floor area)
Dining club (2,500 square feet or PP P P P P P P
less in floor area)
Dining club (more than 2,500 PCP C P C P C
square feet in floor area)
Distillery PCP C P P P C
Social club (2,500 square feet or PP P P P P P P
less in floor area)
Social club (more than 2,500 PCP C P C P C
square feet in floor area)
Tavern (2,500 square feet or less PP PP P P P P
in floor area)
19
Tavern (more than 2,500 square P C P C P C P C
feet in floor area)
Winery PCP C P P P P
Amphitheater C C
,
Amusement park C C
,
Animal:
Cremation service PPP P P P P P
Kennel P P P P
Pet cemetery' P' P' P' P'
Stable, public P P
Veterinary office PPP P P P P P
Antenna, communication tower PPP P P P P P
Antenna, communication tower, CCCC C C C C
exceeding the maximum building
height in the zone
,
Art gallery PPP P P P P P
Artisan Food Production PPP P P P P P
Auction (indoor) P P P P
Auditorium P P
' Bakery, commercial P P P P P P
Bed and breakfast PPP P P P P P
Bed and breakfast inn PPP P P P P P
Bed and breakfast manor PPP P P P P P
Blood donation center PPP P P P P P
Botanical garden PPP P P P P P
Brewery CCCC P P P P
Car wash P P
20
Car wash as accessory use to gas P P
station or convenience store that
sells gas
Clinic(medical,dental) PPP P P P P
Commercial Food Preparation P P PP P
Community correctional facility, C2
small2
Community garden PPPPP PP P
Convent/monastery PPPPP PP P
Convention center C C
Crematorium P P P PP P
Daycare center,adult P P P P P P P P
Daycare center,child P P P P P P P P
Daycare,registered home daycare P PP P P P P P
or preschool
Dwelling:
Artists'loft/studio P PP P _ P P
Assisted living facility(large) PPPPP PP P
Assisted living facility(small) P P P P P I P P P
Group home(large)3 P3 P3 P3 P3 P3 P3 P3 P3
Group home(small)4 P4 pa pa p4 p4 p4 pa pa
Living quarter for caretaker or P PP P P P P P
security guard
Manufactured home P P P P P P P P
Multi-family PPPPP PP P
Residential support(large)5 P5 P5 P5 P5 P5 P5 P5 P5
Residential support(small)6 P6 P6 P6 P6 P6 P6 P6 P6
Rooming(boarding)house P P P P P P P
Single-family attached P I P I P [I P I P P P
21
Single-family detached P P P P
Single room occupancy PP P P P P P
Twin home P I PP P P P P
Two-family P 1 P P P P P
Eleemosynary facility P PP P P P P
Exhibition hall C C
Farmers'market P P P P P P P
Financial institution PPP P P P P P
Financial institution with drive- P P
through facility
Flea market(indoor) r P P P P P
Flea market(outdoor) P P
Food processing P P P
Funeral home PPP P P P P P
Gas station P P
Government facility PPP P P P P P
Government facility requiring PPP P P P P P
special design features for security
purposes
Grain elevator P P P
Greenhouse PPP P P P P
Hospital,including accessory PPP P P P P P
lodging facility
Hotel/motel P P PP P P P P
House museum in landmark sites PPP P P P P P
(see subsection 21A.24.010.T of
this title)
Industrial assembly P P P P
Laboratory(medical,dental, PPP P P P P P
optical)
•
22
Laboratory, testing P P P P
Laundry, commercial P P
Library P P P P P P P P
Light manufacturing P P P P
Meeting hall of membership P P P P P P P P
organization
Mixed use development P P P P P P P P
Mobile food business (operation in P P P P P P P P
public right of way)
Mobile food business (operating on P P P P P P P P
private property)
Municipal service uses, including P P P P P P P P
city utility uses and police and fire
stations
Mobile food court P P P P P P
Museum P P P P P P P P
Nursing care facility P P P P P P P P
Office P P P P P P P P
Office, publishing company P P P P P P P P
Office, single practitioner medical, P P P P P P P P
dental, and health
Offices and reception centers in P P P P P P P P
landmark sites (see subsection
21A.24.010.T of this title)
Open space P P P P P P P P
Park P P P P P P P P
Parking:
Commercial (if located in a P P P P P P P
parking structure)
Commercial (surface lot)7 P7 P7
Off site' P7 P7 P7 P7 P7 P7 P7 P7
23
r
Park and ride lot' P7 P7
r Park and ride lot shared with P P
existing use
Performing arts production facility PPP P P P P P
Philanthropic use PPPPP PP P
Photo finishing lab P 1 P P P PP P
Place of worship P I P P P P P P P
Printing plant P PP P
Railroad passenger station PPPPP PP P
Radio,television station P I P I P P P P
Reception center P I P P P P I P P P
Recreation(indoor) P I -P7 P P P P P P
Recreation(outdoor) P I P P P P P P P
Recycling collection station PPPPP PP P
Research and development facility P PP P P P P P
Research facility(medical) P ri P P P P P P
Restaurant P P P P I P P P
Retail goods establishment P I P PPP PP P
Plant and garden shop with PPPPP PP P
outdoor retail sales area
rI With drive-through facility
Retail service establishment P I P P P P P P P
Furniture repair shop PPPPP PP P
Sales and display(outdoor) P I P P P P P P P
School:
College or university P HP P I P I P I P I P P
24
,—
Music conservatory P rP P P P P P P
Professional and vocational P rP P r P P P P P
Seminary and religious institute P rP P r P P P P P
Seasonal farm stand P FP-
P P P P P P
Small brewery P rC P C P P P P
Social service mission and charity C C C C P P P P
dining hall
Solar array P P P P
Stadium C r- C C C I C C
Storage,self r P P P P
Store:
Convenience P P P P P P P P
1
Department P P P P P P P P
Mass merchandising P P P P P P r P P
Specialty P rP r P r P7. P P r P P
Superstore and hypermarket r- P P
rI Warehouse club P P
Studio,art P P P P P P P P
Studio,motion picture r- I P P P P
Theater,live performance8 P8 68 P8 C8 P8 P8 P8 P8
Theater,movie P r— P r P P P P
Urban farm P rP P I P P P P P
Utility,building or structure9 P9 1 1:9 P9 P9 P9 P9 P9 P9
Utility,transmission wire,line, P9 P9 P9 P9 P9 P9 P9 P9
pipe,or pole9
Vehicle: r-
Automobile repair(minor) r- r P P
Vending cart,private property P rP I P I P I P P I P P
25
Warehouse P P
Wholesale distribution ( P
Wireless telecommunications PPP P P P P P
facility(see Section 21A.40.090)
Wireless telecommunications CCCCC CC C
facility,exceeding the maximum
building height of the zone(see
Section 21A.40.090)
Woodworking mill P P P
Zoological park FI I C I C
Qualifying Provisions for Specific Land Uses:
1."Pet Cemetery":Subject to Salt Lake Valley Health Department approval.
2."Community Correctional Facility,Small":A community correctional facility is
considered an institutional use and any such facility located within an airport noise
overlay zone is subject to the land use and sound attenuation standards for institutional
uses of the applicable airport overlay zone within Chapter 21A.34 of this title.
3."Group Home,Large":No large group home shall be located within 800 feet of another
group home.
4."Group Home,Small."No small group home shall be located within 800 feet of another
group home.
5."Residential Support(Large)":No large residential support shall be located within 800 feet
of another residential support.
6."Residential Support(Small)":No small residential support shall be located within 800
feet of another residential support.
7.Surface parking lots as a principal use located on a lot that has frontage on a public street
are prohibited.
8."Theater,Live Performance":Prohibited within 1,000 feet of a single-or two-family
zoning district.
9."Utilities,building or structure",or"Utilities,transmission wire,line,pipe,or
pole":Subject to conformance to the provisions in subsection 21A.02.050.B of this title
for utility regulations.
SECTION 5. Amending the Text of Transit Station Area Development Guidelines. That
the Transit Station Area Development Guidelines,adopted by the city council on August 10,
2010 as part of Ordinance 59 of 2010,shall be,and hereby is,amended to read as shown in
Exhibit"A"hereto.
26
SECTION 6. Effective Date. This Ordinance shall become effective on the date of its
first publication.
Passed by the City Council of Salt Lake City, Utah this 6 day of
June , 2017.
C RPERSON
ATTEST:
CITY RECORDER i
Transmitted to Mayor on June 19, 2017
Mayor's Action: "'Approved. Vetoed.
A jti
.0 ' 1/4/1 ,
- AYOR `4 -, drL
CITY RECORDER
(SEAL) ` s Alp :Yx��
Bill No. 25 of 2017.
Published: June 26, 2017 . � �. • _
ATTY-#J57722-v8-Ordinance Amending_TSA_regulatir t� ••
HB .ATE
••• ti
_ _ � ,ryr .ATB' � APPROVED AS TO FORM
Salt Lake City Attorney's Office
Date:
By.
P it C.Niels , e for City Attorney
27
EXHIBIT "A"
Amendments to the
TRANSIT STATION AREA DEVELOPMENT GUIDELINES
28
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Development Guidelines f " >
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Transit Station Area Development Guidelines
Table of Contents
Page Page
Development 14. Building Materials 24
Around Transit 15. Corner Buildings 25
Stations
16. Rooftop Design and Use 26
Using the 4
Guidelines 17. Eyes on the Street and 27
Public Spaces
Thresholds and 5
Procedures 18. Lighting 28
Flowchart of 6 19. Signs 29
Review Process Public Spaces 30
High Value 7 Guidelines
Guidelines 20. Public Spaces and Plazas 31
Land Use = 21. Streetscape Amenities 32
Guidelines
22. Public Artwork 33
1. Density and Intensity of _
Use
Circulation 34
2. Integrated Mix of Uses 11 Guidelines
23. Connections and Walk-
3. Mixed Income Housing 12 ways
4. Accessible Dwelling Units 13 24. Bicycle Amenities 36
5. Community Serving Uses 14 25. Access to Transit 37
6. Redevelopment of Sur- 15 26. Public Walkways Interior 38
face Parking Lots to the Block
7. Redevelopment of Non- 16 Parking Guidelines 39
conforming Uses and
Non complying Buildings 27_Parking Structure Design 40
8. Removal of Billboards 17 28. Alternative Fuel Vehicle 41
Parking
Building and 18
Site Design 29. Parking Ratios 42
Guidelines Community
9. Sustainable Site and 19 Engagement
Open Space Design 30.Neighborhood Input 44
10. Green Building 20
11. Energy Efficiency 21
12. 360°Architecture 22
13. Historic Preservation 23
Transit Station Area Development Guidelines 2
Transit Station Area Development Guidelines
Development Around Transit Stations
Transit-oriented development (TOD) is more than simply a project next to a transit station and cannot be
defined by a prescribed set of densities and mix of uses. True TOD is incorporated into the district or
neighborhood surrounding the station. It is comprised of multiple new projects and existing
developments. It includes a rich mix of choices and uses in a pattern of compact development and in a
network of walkable streets, with access to transit neighborhood amenities with supporting design, and
transportation choice.
Transit-oriented development ought to create unique places that are carefully integrated into the
neighborhood and matched with the function of the station and the needs and desires of those who live
and work nearby. The unique qualities of place within the context oft he region and the corridor should
drive the mix of use, residential density, building design and character of the district. All of these
elements help create a sense of place, which may be as important to TOD as the transit service.
Transit stations provide an opportunity to create activity nodes within the City. The purpose of the
Station Area Development Guidelines is to complement the TSA Zoning District regulations and
implement the development principles identified in the Station Area Plans.
Transit Station Area Development Guidelines 3
Transit Station Area Development Guidelines
Using These Guidelines
What are Development Guidelines?
Development Guidelines are a list of recommendations that should be used to guide new development
within a transit station area. The guidelines are an integral part of the review process set forth in section
21A.26.078 TSA Transit Station Area Zoning District regulations. The intent of the Transit Station
Area Development Guidelines is to reward high quality, desired development through the use of
incentives (such as increased building height) and by allowing for a quicker review process.
How to use the Development Guidelines
These development guidelines are to be used by the City in the review process for each project located
in the TSA zoning district. While the guidelines are voluntary, compliance with them entitles
applicants to faster review and can guide new development and redevelopment towards implementing
the vision in the station area plans. Designers and developers are encouraged to incorporate as many of
the development guidelines as they reasonably can, which in turn will lessen the review process
timeframe.
Each Guideline includes a value. The assigned value is based on several factors, including the
importance of the guideline in terms of implementing the vision of a Station Area Plan or other
applicable land use related policies of the City and the cost of addressing the guideline.
Development Guidelines should be addressed in all new projects. The Development Score is
established by adding up the values of each guideline that has been incorporated into a project.
Applicants have the ability to determine City review time of their proposal by achieving a high
development score. This type of point and reward system allows desired development to be processed
quicker.
The Development Guidelines are adopted by reference in the Transit Station Area Zoning District. The
review process is outlined in the Zoning Ordinance. Any amendment to these guidelines should be
reviewed as an amendment to the zoning ordinance. Any term in this document shall be defined as
stated in Title 21A Zoning.
Submitting Required Information
An applicant is required to submit enough documentation with their Development Score application to
verify that the proposal complies with the Development Guidelines they intend to use. This may include
detailed site plans and building elevation drawings, lease agreements, precertification•documents, legal
agreements and approval from outside agencies, or any other documentation deemed necessary to
determine if the project complies with the intent and specific requirements of each Development
Guideline.
Transit Station Area Development Guidelines 4
Transit Station Area Development Guidelines
Thresholds and Procedures
The Development Score Thresholds Review Process
The approval process for all new development in
the TSA District is based on the development Approval I Estimated
score. Two tiers have been established, Process Time Frame
indicating which approval process is required. , - - - -
Tier 1 Planning 3-6 months
Those projects that are in Tier 1 require Planning Projects with a Commission
Commission approval through the Conditional development
Building and Site Design Review Process and score less than
standards. The purpose of the Conditional 125 points
Building and Site Design Review Process is to
provide flexible implementation of the specific Tier 2 Administrative No additional
design requirements found in individual zoning Projects with a Review time required
districts. It is intended to help ensure that newly development after
developed properties and redeveloped properties score more than Development
are designed to encourage pedestrian access, 125 points Score
circulation and orientation while acknowledging
the need for transit and automobile access. This
process also requires public input prior to
scheduling a public hearing with the Planning
Commission.
Projects that achieve a development score in Tier
2 are rewarded by allowing administrative
*The timeframes are estimates. Variables such as an
approval without a public hearing. Tier 2 was
incomplete application, lack of information,time until next
established so that those projects that are highly available community council meeting or public hearing,
compliant with the vision of a station area plan and appeals may affect the estimated time frame for
have a streamlined approval process. approval.
The decision made in each Tier is subject to Certificates of Occupancy
appeal as outlined in the Zoning Ordinance. In order to receive a certificate of occupancy, all
projects are required to have an inspection verify-
ing that the final building is substantially compli-
ant with the assigned Development Score and/or
any conditions of approval placed upon a project
by the Planning Commission. This inspection
shall take place at a point in the construction pro-
cess where substantial completion of each Devel-
opment Guideline incorporated into the project
can be verified.
Transit Station Area Development Guidelines 5
Transit Station Area Development Guidelines
Flowchart of the Review Process
Pre-submittal Meeting
t
Development
Score Application
submitted
•
Development
Score Assigned
Planning Commission
Conditional Building and Administratae
Site Design Review Approval
Process
t t
Community Open House or Community
Council Presentation
(about 60 days) Submit Budding
Penntt
Staff Report
(21 days)
•
No additional time
♦ required
Public Notice
(12 days)
Public Hearing
(1 day)
This flow chart compares the process that a project
♦ would have to go through based on the
Record of Decision Development Score. It does not guarantee a project
(1 day) will be reviewed in the time frame indicated.
• The total time represents the fastest possible time
Appeal Period
(10 days) that a project could get approved. It does not take
into account situations where a project may be
delayed,such as an incomplete application,
deficient site plans or building elevations,the
Submit Budding Permit
Planning Commission dates and schedule,a request
for more detailed information from the Planning
• Commission,staff resources and other similar types
tm frame proximate0 of situations that commonly arise during the review
days and approval process. The typical approval process
is 3-6 months.
Transit Station Area Development Guidelines 6
Transit Station Area Development Guidelines
High Value Guidelines
The Station Area Plans include some policies and
strategies that require bold steps to implement.
These projects may implement specific elements
of a station area plan or implement a City-wide
goal, such as increasing the housing supply.
The Development Guidelines place a high value
on certain guidelines and concepts that help the
City achieve its long-range planning goals. By
placing a value on these items, it creates an
incentive for new development and
redevelopment to accomplish the City's goals and
the goals identified in specific Station Area Plans.
The following guidelines, if included in a project,
carry a high value:
• A project that can be pre-certified as LEED
Platinum or comparable;
• A project that is capable of producing 100%
of its energy needs on site or is utilizing other
off-site green energy sources for 100% of its
on site needs.
• A project that provides a midblock walkway
through the interior of a block;
• An exterior alteration to a property located in
a local historic district or designated as a local
landmark that is reviewed and approved by
the Historic Landmark Commission; or
• A project that dedicates at least 33%of its
housing units for affordable housing.
Transit Station Area Development Guidelines
•
Land Use
Guidelines
Development within transit station areas requires a rich mix of uses that offer options for people to live,
work, shop and play. The intent of the Land Use Development Guidelines is to create a reward system
for new development and redevelopment projects that:
• Promote compact development by providing a certain residential density, maximize the ratio
between floor area and lot area, and exceed the minimum requirements of the Zoning Ordinance.
• Include a vertical mix of land use;
• Provide some affordable housing in mixed income housing development;
• Provide ADA accessible dwelling units;
• Provide community serving land uses, day cares, schools, education facilities, community
gardens, medical clinics and health and fitness centers; and
• Result in the redevelopment of surface parking lots to other land uses or structured parking.
Land Use Guidelines Transit Station Area Development Guidelines 8
1 DENSITY AND INTENSITY OF USE
Intensity of land uses should be maximized to implement the planning policies of a station area and to cre-
ate a critical mass to support a rich mix of land uses and transportation options as well as increase the num-
ber of people walking, bicycling, and using public spaces.
A. Core Area Guidelines (points may only be
obtained in one section) This four story multi
i g family residential
1. A project that meets at least one of the i- project has a density
following requirements shall have 20 points �� of 100 dwelling units
added to its score: � per acre and
a. More than 50 dwelling units per acre. includes ground
b. Buildings that are at least 80% of the floor live-work
space. The floor
allowable building height. area ratio greater
c. Buildings with a floor area ratio of 3 or than 3.
more. 1"MM"
This four story mixed
-use project has a
2. A project that meets at least one of the density of 47
following requirements shall have 15 points dwelling units per
added to its score: acre and contains
retail space on the
a. More than 30 dwelling units per acre.
" ground level. The
b. Buildings that are at least 70% of the project,which
allowable building height. includes surface
c. Buildings with a floor area ratio of 2 or parking,has a floor
area ratio of 1.5.
more.
3. A project that meets at least one of the
following requirements shall have 10 points
added to its score: This model
a. More than 20 dwelling units per acre. demonstrates a floor
area ratio of three.
b. Buildings that are at least 60%of the The six story building
allowable building height. covers 1/2 of the lot
c. Buildings with a floor area ratio of 1 or _-- -i area. A building that
i covered 100%of a
more .
lot would have to be
three stories to have
a floor area ratio of
three.
Land Use Guidelines Transit Station Area Development Guidelines 9
DENSITY AND INTENSITY OF USE (continued)
B. Transition Area Guidelines (points may
only be obtained in one section)
1. A project that meets at least one of the
following requirements shall have 12 points ! This single family
added to its score: attached residential
a. More than 25 dwelling units per acre. project has a density of
b. Buildings that are up to 80% of the , '• • ►ll( 111 111.! • 18 dwelling units per
acre. The floor to lot
allowable building height. -4 area ratio is 1.5.
c. Buildings with a floor area ratio of 2 or
more.
2. A project that meets at least one of the
following requirements shall have 8 points
added to its score:
a. More than 20 dwelling units per acre.
In this model,a 2 story
b. Buildings that are up to 70% of the building occupies 3/4
allowable building height. of a lot. The floor to
c. Buildings with a floor area ratio of 1.5 or lot area ratio is 1.5.
more.
3. A project that meets at least one of the
following requirements shall have 5 points •
added to its score:
a. More than 15 dwelling units per acre.
b. Buildings that are up to 60%of the This model
allowable building height. demonstrates another
c. Buildings with a floor area ratio of 1 or example of a building
with a floor to lot area
more. ratio of 1.5. This four
story building has 2
levels that occupy 1/2
of the lot area and two
upper stories that
occupy 1/4 of the lot
area.
Land Use Guidelines Transit Station Area Development Guidelines 10
MINTEGRATED MIX OF USES
Developments that include a vertical mix of uses are encouraged. A vertical mix of uses would include
residential built above retail or office space,live-work units,office above retail or other similar
arrangement where the use on the upper floors differs from the ground floor.
A.If the ground floor of a building is designed for
retail,restaurant,or other use other than
residential on the ground floor. The guideline /i
applies to street facing habitable space only and L I i
not the entire ground floor area.The followingfill' ' 111 n
points shall be added to the development score: 11 .rdii;
1. 100%-20 points. ;11 11 n ; :.
2. 75to90%-15 points. I!' ;• I'
��
3. 50 to 74% -10 points. �r
F '
4. A project that includes at least two uses that
are different than existing uses on adjacent
properties: 6 points. A vertical mix of uses helps create a vibrant,active and
appealing transit oriented district.
This guideline applies to the Core and Transition
Area. Points may only be obtained from one Ground floor uses
item. r should be active,
i :4i oriented to the street
and improve the overall
I / quality of the
IV. ,4 streetscape.
r �' ,1
r, ,/ 0 i
• .1
li , Il
I : , l.
s , -
This building contains live work space on the ground floor
and second floor. Live work space is highly desirable
because it allows people to live and work in the station
area.
transit Station Area Development 6 uidelines 11
3 MIXED INCOME HOUSING
Projects that include housing for a mix of income levels are encouraged. For the purpose of this incentive,
mixed income housing is a project that includes market rate housing as well as affordable housing, which is
no more than 60% of the area median household income. In order to obtain the points in this incentive, an
applicant must include legally binding documentation that the affordable housing portion of the project will
remain at that level for a period of at least 15 years.
A. A project that includes affordable housing a lir;
available to those with 60% or less of the area 1i
median.household income, for sale or lease, 1�
i ''',
shall have the following number of points t
added to the development score: 1'i Iv. ,
--_,
1. 33% or more of the dwelling units: 40 ' 1 ,,
points. ��t t I S In a
2. 20%or more of the total dwelling units: iar `� Id ,r
30 points. 'f,' .
3. 10%or more of the dwelling units: 20 i _
points. ' �• ..r
B. An affordable housing project that is located in - �- ��
an area identified in the "Opportunity Index" This affordable residential building provides dwelling units
map (as used in the latest available Utah of various sizes to accommodate different household
Housing Corporation Allocation Plan) or its sizes.
successor as determined by the Planning
Director, with a rating of at least 3 or greater
shall receive the following points:
1. Areas rated 5 or greater: 20 points. riAvliiiirriti ��
2. Area rated 3 or greater: 10 pointsUlf Pil. '"'.114, lw.-A...0,
This guideline applies to the Core and I if. 11
Transition Area. Points may be awarded in �� � i
both categories. . "' 'M
Pgalr" -1 IV-11111111 i
A , ...itit
This building consists of dwelling units that are available to
individuals that have incomes that are 60%of the median
household income in the area.
Land Use Guidelines Transit Station Area Development Guidelines 12
4 ACCESSIBLE DWELLING UNITS
Projects that meet the minimum ADA requirements for accessible dwelling units are encouraged. Features
of accessible dwelling units are intended to improve the physical and emotional health of individuals,
enhance community diversity and reduce housing costs.
Applicants that seek to include this guideline towards the development score must submit documentation
indicating compliance with federal ADA standards.
A. A project which includes dwelling units 1
designed as ADA accessible shall have the -_
ji.... i*IL
following number of points added to the
development score: .
• At least 33%of the units: 8 points.
Ai
• At least 15%of the units: 5 points.
II
• At least 10%of the units: 3 points. KM ki
This guideline applies to the Core and
Transition Area. Points may only be obtained ir' _
from one item. 1 - .
1 1
Level and ramped �,, i Accessible dwelling units typically include
entrances provides 1. ,n
all amenities and features on a single level.
accessible access. r.' i�
Doors and hallways are required to meet
minimum widths and counter and plumbing
This ramp provides
safe,convenient - :!'1 ��u',G�� fixtures are set at lower heights.
access to the �!! - I �. ��r L
building directly —
•• 4 -. 4 ax
from the sidewalk. - 6,0 610
7r--
u,1
- -- �,220
�+-+Z •E^ •E� 12 E
\ + - �o Nm Nm (0c
f�) (') M c.)
T
32 min 32 min mei32 min
• as us e+s
rr S'd,g Ir t ,
Land Use Guidelines 13
5 COMMUNITY SERVING USES
Projects that provide space for community serving uses are encouraged. The following uses are considered
community-serving uses: day cares, schools, education facilities, community gardens, medical clinics and
health and fitness centers. Applicants seeking to include this guideline in the projects design score must
provide legal documentation, such as lease agreements, to qualify. Those community serving uses that can
be shown on a site plan, such as a playground, community garden, etc. shall be indicated on the submitted
drawings. All community serving uses need to be accessible to the public to qualify for points.
A. Projects that include community serving uses,
shall have the following points added to their
score:
1. A minimum of 1500 square feet: 15
points. r = r , '
.
2. A minimum of 1000 square feet: 10 .
points.
3. A minimum of 500 square feet: 5 points. _
This guideline applies to the Core and
Transition Area. Points may only be obtained
from one item.
Ile
Conveniently located day care facilities allow people to
drop children off at facility that is close to transit,home or
work.
ii,I., i ' • 1 11il11 Ili. '
li 6 '
NO
•
Community gardens can be incorporated into the open
space of a project or serve as a temporary use to an
undeveloped site.
land Use Guidelines Transit Station Area Development Guidelines 14
6 REDEVELOPMENT OF SURFACE
PARKING LOTS
Converting surface parking lots to new, active uses encourages compact development and promotes
walkable streets.
A. A project that includes the redevelopment of
an existing surface parking lot to an active use or
structured parking shall have the following _ ,"�'�0`
number of points added to the development
score: •
1. 50%or more of the existing surface
parking lot is covered by new buildings: s=*•
15 points.
2. 35%or more of the existing surface i/ ..11111.P"
parking lot is covered by new buildings: I ' i
10 points. -J M4
3. 25% or more of the existing surface
•
parking lot is covered by new buildings:
5 points.
' I
This guideline applies to the Core and
Transition Area. Points may only be obtained '
•
from one item.
, .
.pt
The parking lot above was recently redeveloped into a
mixed use building with residential on the upper floors
and commercial space on the ground floor.
'ra '
a•
Ohl
New surface parking lots are not permitted in a
station area.
Land Use Guidelines Transit Station Area Development Guidelines 15
7 REDEVELOPMENT OF NONCONFORMING USES
AND NONCOMPLYING BUILDINGS
Redevelopment or new development that replaces a nonconforming use with a permitted use in the TSA
Zoning District or replaces a building that does not comply with the standards in the TSA zoning district is
encouraged. The intent of this incentive is to encourage the removal of nonconforming uses near transit
stations and replace them with uses that are more compatible with pedestrian and transit oriented
developments and encourage the removal and replacement of buildings that do not meet the standards of the
TSA zoning district.
A. A project that includes redevelopment of a i This housing devel-
site containing a nonconforming use or non- opment was built on
complying building shall have the following the site of a former
points added to its development score:
surface parking lot.
Surface parking lots
1. A new building that meets the standards i as a primary use are
of the TSA zoning district and replaces a ( ( considered noncon-
building that does not meet the standards: forming in the TSA
10 points. f —
zoning district.
2. A project that includes replacing a
nonconforming use with a use that is
allowed in the TSA zoning district: 5
points.
This guideline applies to the Core and
Transition Area. These points do not apply to
a project that negatively impacts a property
within the H Historic Preservation Overlay
District as determined by the Historic
Landmark Commission.
Land Use Guidelines Transit Station Area Development Guidelines 16.
8 REMOVAL OF BILLBOARDS
Although billboards are prohibited within the TSA zoning district, a number of billboards are present within
the transit station areas. As part of redevelopment of properties, the removal of existing billboards is
encouraged. Billboards often negatively impact the development potential of a property, primarily because
a lease may include statements that prohibit blocking the view of the billboard which decreases the potential
for redevelopment of the property.
A. A project that includes redevelopment of a
site containing a billboard shall have the
following points added to its development score: ;—
1. An existing billboard is legally removed
MOWS• IMP 11
by the developer as part of a = -
redevelopment project: 10 points.
This guideline applies to the Core and a. _
Transition Area -
Billboards may lower the development potential of
property.
[._
_ • . • _
1 i
--- Sys_. ..
Billboards can reduce the aesthetic quality of a well
designed landscape.
•
Land Use Guidelines Transit Station Area Development Guidelines 17
Building and Site Design
Guidelines
Building and site design are integral aspects of creating transit oriented districts and are essential parts
of creating unique places. Developments are encouraged to create buildings that contribute to the look
and feel of the district, and contribute to the overall safety and security of the neighborhood through:
• Implementing sustainable building, site, and open space concepts into the design of a project;
• Incorporating historic buildings into the design of a site;
• Including architectural details and elements on all sides of a building;
• Preserving and enhancing historical resources;
• Using high quality building materials that are durable, easy to maintain and functional;
• Adding variety, interest and activity to rooftops;
• Increasing the visibility from buildings onto public spaces through the use of windows, doors,
balconies, etc.
• Using lighting to complement the architecture and site design of a project while improving the
overall safety of sidewalks, walkways, public spaces, and parking areas;
• Integrating signs into the design of the building and the site so that they are visible from the
sidewalk.
Building and Site Design Guidelines Transit Station Area Development Guidelines 18
9 SUSTAINABLE SITE AND OPEN SPACE DESIGN
Private open spaces, as identified in the TSA zoning district, are encouraged to take into consideration
sustainable design principles as they are planned and built. Renewable energy sources, water wise
landscaping, storm water retention systems that are incorporated into the open space design, landscaped
roofs, designs to reduce the heat island index of buildings and hardscape or similar measure that •
implements an adopted sustainable policy of the City qualify for this guideline.
A. A project that incorporates adopted It,.':........... '
sustainable policies of the City shall have the "" "` - '
followingpoints added to the development .'.....�
plinuu •1'
score: �! �0•AR 1 411111111P4--- — • --The project utilizes a roof design, such • '• S' i it544," ,..`f , Ii
•as a landscaped roof, that is intended to r'' _
reduce energy use, storm drainage runoff �� .` '. - i
or other similar sustainable policy of the I, i
City: 10 points. '"
2. The project utilizes landscape designs _ ,
and materials that conserves energy,
reduces the urban heat island, conserves • '
water, retains or reuses storm drainage or This rooftop garden helps reduce energy costs,reduces storm
other similar sustainable policy of the water runoff and provides places for people to gather.
• City. Documentation must be provided
to indicate how the project will . -
incorporate this guideline: 5 points. •
—moo — -
__ _
This Guideline applies to the Core and — Ir
Transition Area. .A. ��0 I i f
1 ,
11°"11•11 it
•
ram '
. ,, ,t, VArifilillijii/L---".
_r
Public spaces at transit stations should include amenities to
make people feel comfortable,such as benches and shade.
Building and Site Design Guidelines Transit Station Area Development Guidelines 19
10 GREEN BUILDING
Developments that utilize the US Green Building Councils®LEED® green building program process are
encouraged. To qualify for these points, the applicant must submit documentation indicating that the design
of the project has been certified through by the US Green Building Council.
A. The following points will be awarded based on ! . ; I"
the level of LEED certification: : ' , ',. 4
1. Platinum: 50 points. i1 ' ' . -
F.
s r �A t
2. Gold: 40 points. !I'M -
3. Silver: 30 points.
'1 : . ' It . 1, - 'This guideline applies to the Core and Transition +;r
Area. This guideline applies to the Core and i .
Transition Area. Points may only be obtained .. "' '
from one item. 3 - "
_ i
. _ , n -
.. -f..4..::_j-4
f ,,
i
Building and Site Design Guidelines Transit Station Area Development Guidelines 20
11 ENERGY EFFICIENCY
Buildings that are designed with passive energy conservation systems, renewable energy sources and a
focus on energy efficiency are encouraged. While zero-net energy buildings are difficult to plan and build,
efforts to do so should be rewarded. All new buildings should be designed to be energy efficient. To
qualify for the points in this guideline, documentation certified by a licensed engineer must be submitted.
A. Projects that incorporate energy efficiency
into the design of the project shall have the f` ••• MIMI , _-_-
following points added to the development
score: -
1. The project is certified as having 100%of •,-
its energy needs served by renewable
power, either from on or off-site sources.
If development relies on off-site power,
documentation must be provided showing
at least 20 year commitment to power
source: 50 points. -
2. The project is certified as having 50%of
its energy needs served by renewable —�
power either from on or off-site sources.
If development relies on off-site power, Renewable energy sources can supplement,and may be
documentation must be provided showing able to provide 100%of the energy used to power a
at least 20 year commitment to power building.
source: 25 points.
3. Solar array: 5 points for every 500 square
feet of solar panels. Maximum of 20
points. _. I I I I I
plimordo.4. Geothermal heating and cooling systems: 11.•- ',Aeons , � ~-
10 points. 'mom
t�Ia -
5. The project is designed with passive, ice- —
energy efficient features that include smorkwanimmaii
awnings or solar shades over all windows,
or other similar passive energy saving w
features. 5 points.
-I L I
This Guideline applies to the Core and
Transition Area. For guidelines 1 through 4,
points may only be obtained from one item. This building uses overhangs on the windows to provide
shade in the summer months, but maximize solar access in
the winter.
Building and Site Design Guidelines Transit Station Area Development Guidelines 21
1 2 360 DEGREE ARCHITECTURE
Buildings that face a transit station platform should incorporate architectural features, such as windows,
projections, belt courses, changes in building material, pattern and other elements on all four sides of the
building.
To qualify, each identified element is required to
meet the following criteria: .
• Windows: must account for at least 30% of -
the wall area and be inset a minimum of 2 - - - • - - • • • • - -
k- • —_ - ,
inches from the exterior finish material. III/ • ; ' r , I
• Projections: must extend a minimum of 6 11111
inches from exterior finish material.
• Belt courses: must extend a minimum of 2 — �I,'
UN ^`1III11
inches from adjacent building material. . ., / , ,
• Change in building material: must include an 111114
4
offset that is a minimum of 2 inches between 1 I 1 I • / ,
materials. ,
• Balconies: must be a minimum of 6 feet in t
depth and include at least 30 square feet. Prominent cornices,belt courses,and a rhythm of voids
Mechanical equipment may not be,located on (windows)to solids(walls)are included on the sides of these
a balcony. buildings that are not adjacent to a street but are still visible
• Other elements: other elements may be used, from public spaces.
provided they create offsets,projections, or
change in material that are a minimum of 6
inches.
A. A project that incorporates architecture
features on building facades that are not
adjacent to a street shall have the following - 11,
number of points to the development score: II
1. Architectural detailing is wrapped aroundimmei .. -l}- `` 111 �� ��
all four sides: 20 points. awl,, 411 " ii
2. Architectural detailing is wrapped around I44 � 1�
both side facades of a building, but not on �!-U i
the rear façade: 15 points. I i I u
Breaks in wall planes,balconies,change in material,
This guideline applies to the Core and projections and bays add visual interest to the back and side of
Transition Area. Points may only be obtained this building.
from one item.
Building and Site Design Guidelines Transit Station Area Development Guidelines 22
1 3 HISTORIC PRESERVATION
Projects that preserve, rehabilitate, restore or reuse a structure, as defined by the Secretary of the Interior
Standards, listed on the National Register of Historic Places or the Salt Lake City Register of Cultural
Resources are encouraged.
The regulations and processes in Section 21A.34.020 of the Zoning Ordinance apply to any property in a
locally designated historic district or listed on the Salt Lake City Register of Cultural Resources. A
property listed on the National Register of Historic Places shall comply with the Secretary of Interiors
Standards for preservation, rehabilitation or restoration in order to receive this incentive.
A. Projects that preserve, rehabilitate, restore, reuse a --
historic property or new construction that 4
f0
contributes to the character of a historic property
or district shall have the following points added to w
the development score: 41040,
1. Local Register: New construction, majoralterations and additions that are approved by
the Historic Landmark Commission that
".,,
include reuse of the site: 40 points.
2. National Register: State Historic Preservation
Office review and approval of exterior
alterations to buildings not locally designated, •
but on the national register and seeking federal The life of historic buildings can be prolonged by regular
tax credits: 40 points. maintenance and finding new uses to occupy the space.
3. Projects that are adjacent to a local or national
designated property that are compatible with
the historic property through building mass Every effort should be
and bulk, setbacks and design features as made to preserve historic
determined by the Planning Director: 20 buildings. This picture
points. shows the preservation of
4. Local Register: Projects that receive s . a historic structure where
damaged or missing
administrative approval in accordance with — historic materials have
Zoning Ordinance Section 21A.34.020: 5 been replaced with
points. matching materials.
5. Projects that add historically significant sites �I
to the Salt Lake City Register of Cultural
Resources if they qualify as defined in Zoning
Ordinance Section 21A.34: 50 points
This guideline applies to the Core and Transition
Area. Points may only be obtained from one item.
Building and Site Design Guidelines Transit Station Area Development Guidelines 23
14 BUILDING MATERIALS
Exterior building materials should consist of durable, high quality materials that are easy to maintain.
Durable, high quality materials include stone, brick, masonry, textured or patterned concrete, and fiber
cement board. Other materials may be approved at the discretion of the Planning Director if they are
durable and appropriate for the structure. Materials should be compatible with the architecture of the
building.
Projects that incorporate high quality, durable 117
. .4r*f 4 a';i --
and low maintenance building materials shall % f.� : ,• k '� ' ,-
have the following points added to its 4, " - �' '•
development score: rp'`-• 11 r 1 F t'
1. At least 80%of the street facing facades , .!• :y� i#
above the ground floor are clad in , ,3 1 '7 II.
durable, high quality materials, as listed ' '"• ,� r i'� '�' P. �14. r
above, excluding glazing, doors, and trim: .�. � ,• r `� f'1 j I.pJ
20 points. ea
i
2. At least 70%of the street facing facades . -
above the ground floor are clad in high - — 'erg 1,
quality, durable materials as listed above,
excluding glazing, doors, and trim: 15 High quality and durable building materials are encour-
points. aged for the entire building facade.
This guideline applies to the Core and
Transition Area. Points may only be obtained
from one item.
1 I Brick,stone and i
other durable ' I
1
materials are -ti_li
I . required on the 1..
_ ——
first floor of _
: —
l buildings. 1 1
_ 0-_a— - -
r =— _
L .� _.
, -N.! wow. •"" - IrnIAM.1 'M'n. -.. 1'1-i - i_ -
Synthetic stucco or exterior insulation and finishing
systems (EIFS)are discouraged and do not qualify for this
guideline.
Building and Site Design Guidelines Transit Station Area Development Guidelines 24
1 5 CORNER BUILDINGS
Buildings on corner lots should be oriented to the corner and public streets. Corner entrances are
encouraged. Corner buildings should have taller portions of the building and a high level of architectural
design or detail.
A. Buildings located on the corners of Squared-off
corners are
intersecting streets that address both streets Mitered discouraged,
shall have the following number of points unless
added to the design score: transparent
glass is used to
1. When located on the corner of two allow visibility
I
through the
intersecting streets, the primary entrance corner of the
Hinged
of the building addresses the corner by building.
including a hinged, rounded, beveled,
open bay, mitered orientation or similar
entrance feature: 10 points.
Beveled
This guideline applies to the Core and
Transition Area.
Corner buildings are
,L.....
Rounded encouraged to address the
corner in a similar fashion
as indicated in the
drawings to the left.
Buildings that are squared
Open Bay off at a the corner of two
IX_
intersecting streets are
discouraged.
This building uses a
rounded corner to
address
�` t�� intl'+ intersecc tioon. •
; . -., I mem—
= i. ' _Ill •1 Ill 1 II i i I I VAR- . '
r,
NI -
This building includes an entrance on the corner. (.
Building and Site Design Guidelines Transit Station Area Development Guidelines 25
1 6 ROOFTOP DESIGN AND USE
The design and shape of the roof of buildings help define the skyline and add variety and character to a
station area. Active spaces on rooftops are preferred. Rooftop uses provide space for active use by
building occupants and visitors and provide space for the location of renewable energy equipment, such as
solar collection panels.
A. A project that incorporates a rooftop use
shall have the following points added to the
design score: _, i
1. A rooftop of a building is used as a rJ J I
common space for the building `' J •
occupants: 6 points. ,A1' ,
I
2. A roof includes at least one of the
following design features: 5 points Sloped roofs should be integrated into the architecture of
the building. Sloped roofs should have a minimum pitch
• Two or more sloping planes that are of 6/12.
visible from a public street.
• An arched or barrel vaulted design.
• A distinguishable cornice or parapet. Flat roof buildings should include parapets with variable
• Overhangs that are a minimum of 12 height and/or changes in setback.
inches in depth to create a shadow line.
This Guideline applies to the Core and
Transition Area.
.
gun, SI •
61
•
401
711W.- .
711184
•
When possible, rooftops are encouraged to include public or
private outdoor space.
Building and Site Design Guidelines Transit Station Area Development Guidelines 26
17 EYES ON THE STREET & PUBLIC SPACES
Increasing the ability for people to see the public streets and sidewalk areas creates an environment where
people are comfortable and have a feeling of safety. Projects that include openings onto the street, plazas,
mid-block walkways, and similar features are encouraged.
A. Buildings that are designed to have windows, T ' Balconies can in-
. doors, balconies or other similar features ik crease the number
facing public streets and open spaces shall I I C of people looking
have the following points added to the l onto a street.
I 1 i '
development score: ..•
1. Operable openings, balconies, verandas r
or other similar features on all levels of I '.
the building that face a public space and
allow visibility into the public space. ' , . �• /�
Balconies need to have a minimum depth . ' ,'
of 5 feet and include at least 30 square I '
feet of space: 15 points. ;1 71) .
This guideline applies to the Core Area and .,; 1
Transition Area. ;'' `•'
1
1%lh 'II 1I . 110 I T 0 i•P
kil .. 14 , * r
I
II1 ;y 111 ' ,,:
•
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_ _ ( - UTAH ..t_..
_
Store fronts that open to the street increase the safe- '
ty of the public spaces.
The safety of open spaces can be enhanced by win-
• dows and doors that face and open to the open
. space.
Building and Site Design Guidelines Transit Station Area Development Guidelines 27
18 LIGHTING
Lighting located on the building and the site should be integrated into the architecture of the building and
be compatible with the context of the site. Lighting should emphasize the ground floor store fronts and spill
out onto the sidewalk. All lighting should be screened so that it does not negatively impact adjacent
property and shines down instead of up.
A. A project that includes a lighting plan that .i . • Store front lighting
accomplishes at least one of the following: 6 , should cast some light
points. : _ out onto the sidewalk.
•,
iim .,‘ .....
•
Casts light from store fronts onto the i .-
sidewalk; at
• Highlights unique architectural features of
a building;
• Highlights artwork or unique landscape
features
This guideline applies to the Core and .
Transition Area. 1111
Parking lot lighting should be no
taller than 25.feet tall and include
full cutoff fixtures that prevent
light from negatively impacting
adjacent properties.
44F
' T
•
„...,,,., ,
.7., ,,,
..... .
: ,
. .. Landscape lighting can be
Lighting on building facades should be compatible with the > k
architecture of the building. used to highlight unique
landscape features and help
improve the safety of public
spaces.
Building and Site Design Guidelines Transit Station Area Development Guidelines 28
1 9 SIGNS
Signs along public streets should be clear, informative, and durable. Signs that are visible to pedestrians
from the sidewalk on the same side of the street are encouraged. All signs are required to comply with the
standards of the zoning ordinance.
A. Signs that meet the intent of this guideline fitql Monument signs are
shall have the following points added to the acceptable,but they
development score: should be located in
locations where they
1. A sign that is mounted perpendicular to do not block the
the primary building façade and oriented visibility at streets
to the pedestrian (projecting business and driveways. .
storefront sign): 2 points.
2. An awning or canopy sign that is
integrated into the design of the building: "'mp-
2 points. ; 11
iimi nel
3. A monument sign that is integrated into
the site and compatible with the building
architecture: 2 points.
IIIIII
This guideline applies to the Core and
Transition Area. Points may only be obtained
from one item. ,
1116.06.,
p...... , .: Signs that are 'perpendicular to iii'„ the street facingfacade are
F preferred. Such boutique
powsitiveiy
signs could include
interesting I
brackets,
b�f g
ig. • , unique lighting and
A!i
be integrated into
•
ir i
the design of the
i 1
building.
;� mountin Awning signs should complement the architecture of the
building and when placed over a building entrance,can
provide temporary shelter for visitors as they enter the
building.
Building and Site Design Guidelines Transit Station Area Development Guidelines 29
Public Spaces
Guidelines
Public spaces are important elements of a successful transit oriented neighborhood. Public spaces
provide places for people to gather, to view public life, to relax and to play. In urban settings, public
spaces provide nodes of activity and increase the number of people using the street and sidewalk.
Successful public spaces are inviting and create a sense of safety. New development and redevelopment
projects are encouraged to:
• Include open spaces that are accessible to building occupants and the public when feasible;
• Include pedestrian-oriented amenities to invite people into the space; and
• Incorporate public art into the design of the space.
Public Spaces Guidelines Transit Station Area Development Guidelines 30
20 PUBLIC SPACES AND PLAZAS
Active, safe and inviting open spaces are encouraged in all development. Open space that complements the
building and site, or enhance the public realm are desired. Public spaces and plazas are required to include
useable space that may include outdoor dining,terraces, courtyards,playgrounds, community gardens, and
patios. This guideline applies to those projects that include more open space than what is required by the
zoning ordinance.
A. Projects that include active, outdoor spaces,
that are accessible to the public and adjacent to a
public right of way, shall have the following
number of points added:
1. A project includes a minimum of 15% of
the total lot area: 15 points.
2. A project includes a minimum of 10% of 1114 \il
the total lot area: 10 points.
3. A project includes a minimum of 5% of
the total lot area: 5 points.
4. A public space, regardless of size, that is
located near a transit station and includes
seating, art,protection from the elements
or other feature intended to activate the
space or make it comfortable: 3 points.
This guideline applies to both the Core and This model shows a plaza adjacent to a sidewalk. The
Transition Area. Points may only be obtained buildings frame the plaza,allow visibility into the space
from one item. from the sidewalk and the adjacent buildings and could
contain a number of active uses,such as outdoor dining or
vending carts.
ti
1�R 1 • I • ? t MAA
tyill! 1 rrr■- , '1%10% 3
Art--
1t1)
r.
_ter ...
. •
Active open spaces should be designed to be
safe and inviting. This plaza is an example of This plaza is large and inviting. The scale of the plaza
a small scale plaza that is similarly scaled to matches the scale of the area around it.
the smaller buildings adjacent to it.
Public Spaces Guidelines Transit Station Area Development Guidelines 31
21 STREETSCAPE AMENITIES
A mix of amenities in an open space not only provides outdoor space for building occupants, but when
located next to a public sidewalk or path, invite passersby into the space. Benches, tables,planters,
drinking fountains, water features, lighting and decorative refuse containers are just a few of the amenities
that are encouraged to be included in open spaces.
A. A project that includes street furniture, J
•
pedestrian amenities, public art or other -._
similar features intended to improve the ;an,. `
streetscape shall have the following number tin• •mo
of points added: 41111161101-
1. At least four street furnishings: 3 points.
2. At least three street furnishings: 2 points.
3. At least two street furnishings: 1 points.
Public amenities can include tables,flower planters,trash
This guideline applies to both the Core and cans, benches,and drinking fountains.
Transition Areas. Points may only be
obtained from one item.
1114
is
3
Public Spaces Guidelines Transit Station Area Development Guidelines 32
22 PUBLIC ARTWORK
Public art that is incorporated into a development is encouraged. Art should be highly visible to the public
and create opportunities for surprise, wonder, interest, contemplation, reflection, interaction and play that
express community life and identity.
A. Projects that include public art in a location Art work should be
where it is readily visible from a public incorporated into the
space: 2 points per art piece, up to a context of the site
where it is located.
maximum of 6 points. The function of space,
the relationship to
This guideline applies to the Core and public spaces,and the
Transition Area. context of the
i physical environment
i I should be considered
' when placing
artwork.
64;r111011114- ...iiii6
L.. . . 4 if ............, ,.....:....! ..ki,1,1
�°
.4 F�� I 4
I ilt
r,
Interactive artwork and artwork that is incorporated a — a..into fences,screening,seating and way finding signage --� a
ex
is encouraged. This public bench was commissioned as �`'
part of a Redevelopment Agency art project. - --
Incorporating art work into a project is encouraged.
Transit Station Area Development Guidelines 33
Circulation
Guidelines
A well thought out and connected circulation network is necessary to integrate transit into a
neighborhood,improve the pedestrian and bicycle environment,increase transit use,improve air quality
and reduce the use of the private automobile. A multi-modal circulation system works best when it is
safe and convenient. Development and redevelopment within station areas is encouraged to create safe
walkways,bicycle paths,and automobile routes throughout the site by:
• Providing streets,sidewalks,paths and trails through the site that connects to public streets,
sidewalks,paths,trails,open space,adjacent development and neighborhoods;
• Providing safe and secure bicycle related amenities;
• Providing direct access to transit;and
• Providing mid-block walkways to break up the walking distances where there are large blocks
and parcels.
Circulation Guidelines Transit Station Area Development Guidelines 34
23 CONNECTIONS & WALKWAYS
All new development and redevelopment is encouraged to include pedestrian walkways from all buildings,
parking lots and private open space to existing or planned public sidewalks, open space and trails.
Walkways through surface parking lots should be located within landscaped islands or separated from
vehicle drive aisles. Where walkways cross drive aisles, the walkway should be designed to be clearly
visible, either through a change in materials, color, or height.
A. Projects that include connections and -- -- • w
walkways from buildings, parking lots and , .y' :
private open space to public spaces, shall
have the following number of points added to _4 : ' �
their development score: ; ; .�i.,
1. Projects that include a minimum six foot r. I
wide ADA accessible walkway through a ` -
parking lot that is separated from vehicle . �' '
drive aisles: 4 points. ,,; :¢
2. Projects that include a minimum six foot -
wide ADA accessible sidewalk from
private property to public open spaces: 4
points. 41
This guideline applies to the Core and Pedestrian walkways should be separated from
Transition Area. drive aisles. This low hedge provides a clear sepa-
ration.
priL
t
This different paving in this crosswalk makes it more Walkways can connect development to open
visible.
spaces.
Circulation Guidelines Transit Station Area Development Guidelines 35
24 BICYCLE AMENITIES
The promotion of bicycle use is encouraged throughout the station areas. Bicycle parking should be well
designed, conveniently located, and well secured in order to promote increased use of bicycles.
A. A project that includes bicycle parking - �;
amenities in addition to what is already �. ; ' 01
required in the zoning ordinance shall have T•
the following points added to the "'` - :;:.I'R
development score: -,
1. The project includes lockers, changing - •
rooms for cyclists and showers: 6 points. •
2. The project includes any bicycle amenity ` .'
identified on this page: 3 points. �`�
3. The project incorporates art into the •
design of the bicycle amenities: 3 points `
This guideline applies to the Core and Secured bicycle facilities add an additional level of safety
Transition Area. for those commuting by bicycle. This facility is located
inside of a building so bicycles are also protected from the
!im
weather.
.4
Bicycle Amenities 0
Covered,secured bicycle Secure,indoor bicycle stor- •`• ,.
parking age for residents in multi- r
family buildings _ , l 'A A.
•Changing rooms Lockers
•
Showers Bicycle sharing programs. Bike racks come in various forms and can be designed to
be part of a public space.
. ��^ a l
Bicycle parking can
. _. . also serve as public
�„� • - art.
--1r1).. -7
Circulation Guidelines Transit Station Area Development Guidelines 36
25 ACCESS TO TRANSIT
New development is encouraged to be located within walking distance to a transit station. The closer a
development is to the station the more likely transit ridership from that development will increase. This
incentive applies to any TRAX or Frontrunner station platform or any bus stop where three or more
separate bus routes come together.
A. A project located within close proximity to a B. A multi-family residential development that
transit station shall have the following provides transit passes to residents through the
number of points added to the development City's transit pass program for a minimum
score period of three years from the development's
1. Within 300 feet, measured along the initial occupancy. Passes shall be available for
most direct, legal walking path: 15 free to residents at request. At least one pass
points shall be available per unit. Verification from
2. Within 750 feet, measured along the Transportation division of minimum 3 year
most direct, legal walking path: 10
participation is required: 15 points
points.
3. Within 1500 feet, measured along the This guideline applies to the Core and
most direct, legal walking path: 5 Transition Area.
points.
This guideline applies to the Core and
Transition Area. Points may only be obtained
from one item.
- iiiiiiiiilla - e 1111 NM
e 111!
ll U IIIlid ii
. �= a• — . .1• -
■ ■ —
......
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v IN
iii
N"•• m 9auon Platform �-+11' 111
1 t LI 1121 _7-----M in rai
Projects that are closer to a - it' H��• �t 11
station platform are more like- _O 7 =uummon —i
pedestrian, bicy- TIN. MINIM IU!!dl - 11011
1� .�
ly to increase cle and transit use and are }�
more desirable. �'s�� Fin
'0e II l I ME gm 11111111111111 ,
1-(41. O ll „i..
11 ui ill I le Iii hhi i
Circulation Guidelines Transit Station Area Development Guidelines 37
26 PUBLIC WALKWAYS INTERIOR TO THE BLOCK
Projects that improve the overall circulation and connectivity of a station area are encouraged. Providing
walkways through a development improves how people move around and helps to break up the large blocks
in the City.Walkways can be designed to be used for people walking,biking and if designed right,shared
with cars. To qualify for these points,the walkways cannot be fenced or gated.
A.A development that includes public walkways
through the interior of blocks that meets the ■
qualifications below shall have the following
points added to the development score: I
I. The project includes-a narrow street or alley
through the project that accommodates
people walking,
cl biking and driving:r 30ss pointsl ■
2. The project includes a walkway accessible to
the public that is a minimum of 10 feet wide 111
that connects through the property to a public 1 -
space,such as park,trail or street or similar
area and allows for the walkway to be MI
continued on adjacent properties: 20 points I ad ,
This guideline applies to the Core and Transition -,
Area.Points may only be obtained from one item.
Midblock walkways can break up the large blocks commonly
found in Salt Lake City. If designed with safety in mind and
create interesting places,they can improve the pedestrian
environment.When used in conjunction with small alleys,
midblock walkways can provide access to parking areas.
t •I . 1+--',--. . Sir :
This midblock walkway provides access between two streets Midblock walkways can improve the circulation network
and is wide enough to allow visibility into and out of the space. in a transit station area.
Circulation Guidelines Transit Station Area Development Guidelines 38
Parking
Guidelines
A successful transit neighborhood must be able to accommodate motor vehicles. While the overall goal
of a transit oriented district is to reduce the overall use of an automobile, private motor vehicles are
necessary to support local businesses and to provide service to a variety of land uses. Well designed,
safe, convenient parking areas can reduce the conflicts between pedestrians, bicycles and automobiles
while contributing to the overall success of a transit district. Development and redevelopment are
encouraged to:
• Provide parking in well designed at grade or below grade parking structures that are compatible
with the desired character of the district;
• Wrap above grade parking structures with habitable space;
• Share parking between uses in the same development or those nearby;
• Promote alternative vehicle use by providing parking for scooters, mopeds, motorcycles and
alternative fuel vehicles.
•
Parking Guidelines Transit Station Area Development Guidelines 39
27 PARKING STRUCTURE DESIGN
Parking structures have the potential to negatively impact the character of an area. This impact can be
reduced if the parking structure is designed in a way that reduces the visual impact.
A. Parking structures that meet all of the '
following items: i k
kill ,.',..,
` (1 1-�
1. 100%of the parking structure is wrapped �
with high quality, durable materials or P ( gi,—�
habitable space with a depth of at least k
25' on all street facing facades: 25 points ~
2. 75% of the parking structure is wrapped
in high quality, durable materials or
habitable space with a depth of at least
25' on all street facing facades: 20 points The parking structure in the foreground is designed with a
3. For below grade parking structures, there rhythm of openings and building materials that complement
is no visible evidence of the parking the building. This parking structure is wrapped with office
space adjacent to the street. The parking structure in the
garage other than the parking entrance. background does nor reflect the desired design concepts.
The ground floor uses must have
entrances at grade, without the use of e
�
ramps,to qualify: 25 points ? 4_, p��i 0
This guideline applies to the Core and ";"'l"11 O E 1,liiiii
!t„
Transition Area. Points may only be obtained r"`�v� --'0.tail I '
from one item. .:J o1 _'.. r= , '
IM
Parking structures should be well designed and reflect the ar-
chitecture detailing of the building they support.
-..ts, ' • : . ti 40 li Oil' Lit,---,:, 1 "ill
r
Parking Guidelines Transit Station Area Development Guidelines 40
28 ALTERNATIVE FUEL VEHICLE PARKING
Projects are encouraged to provide dedicated parking for alternative fuel vehicles, mopeds and motorcycles.
These types of vehicles may reduce air pollution and require less space on the roads and in parking areas.
A. Alternative fuel vehicle parking: Projects that • -; ,
include dedicated parking stalls for alternative fuel
vehicles, scooters, mopeds or motorcycles shall have ii - 1
the following points added to the development score: •
1. Parking for alternative fuel vehicles, scooters, '� ` --�am
mopeds, motorcycles, or other similar vehicle
is provided at a rate equal to 7%of the total -.
number of spaces provided for automobiles: , _.4- "
5 points. 7,.
2. A project includes dedicated parking stalls/
equipment for a car sharing program: 3
points. Dedicated parking for alternative fuel vehicles.
3. A project includes a charging station for
—
electric vehicles: -
• Level l station: 2 points per stall, max. of 1
6 points.
• Level 2 station: 3 points per stall, max of
9 • s r •
• Level 3 station: 4 points per stall, max of �� �_ • i ~ OP
12
This guideline applies to the Core and Transition .� _ .
Area.
—jr
'A`- This grocery store provides If provided, motorcycle and scooter parking is in addi-
' a ' dedicated parking and lion to the minimum parking requirement in the Transit
�,y� charging stations for elec- Station Area Zoning District. The motorcycle and scoot-
-� T, % tric vehicles. er parking shall not count towards the maximum park-
.,„ aing requirement.
111111116111111
Parking Guidelines Transit Station Area Development Guidelines 41
29 PARKING RATIO
Providing off street parking in structures, either below or above grade, allows for a compact development
pattern and a better use of the land in a station area. The use of structured parking is encouraged.
A. Projects that provide parking ratios as
indicated below:
1. Residential developments with a parking
ratio less than 1 stall per unit: 25 points.
2. Residential development with a parking
ratio less than 1.25 stall per unit: 15
points.
3. Non-residential developments with a
parking ratio less than 2 stalls per 1,000
gross square feet: 20 points.
This guideline applies to the Core and
Transition Area. Points may only be obtained
from one item.
•
•
Parking Guidelines Transit Station Area Development Guidelines 42
Community Engagement
Guidelines
Neighborhood residents are knowledgeable of local conditions and can provide valuable input to
developers regarding potential development in their community and its potential impacts. Points in this
guideline are intended to incentivize and reward informing and engaging the community about future
development activity.
•
Community Engagement Guidelines Transit Station Area Development Guidelines 43
30 NEIGHBORHOOD INPUT
Informing the community about new development and engaging them in a conversation about development
can result in a better product.These points are provided to incentivize developers to engage the community
about their development proposals.
A. Projects that have been presented to the
associated community council and have
notified residents and property owners within
300 feet via mail about when and where the
community council presentation will be held:
10 points
B. Projects that have been presented at an open
house for the proposal on the development
site and have notified residents and property
owners within 300 feet via mail about when
and where the open house will be held:10
points
This guideline applies to the Core and
Transition Area. Points can only be obtained
from one item.
Community Engagement Guidelines Transit Station Area Development Guidelines 44