PLNZAD2020-00037 - 175 N 600 WFebruary 3, 2020
ADMINISTRATIVE INTERPRETATION
DECISION AND FINDINGS
PLNZAD2020-00037
REQUEST:
This is a request for an administrative interpretation of section 21A.37.050.F of the Salt Lake City
Zoning Ordinance regarding the intent of the ordinance language in reference to the maximum
allowed length of a street facing facade. The purpose of this request is to determine if the proposed
design of the north elevation of a building at 175 N 600 W exceeds the maximum length of a street
facing façade. The subject property is located in a TSA: Transit Service Area Zoning District.
Section 21A.37.050.F of the Salt Lake City Zoning Ordinance states the following:
Maximum Length Of Street Facing Facades: No street facing building wall may be
longer than specified along a street line according to section 21A.37.060, table
21A.37.060 of this chapter. A minimum of twenty feet (20') is required between separate
buildings when multiple buildings are placed on a single parcel according to subsection
21A.36.010B, "One Principal Building Per Lot," of this title. The space between buildings
shall include a pedestrian walkway at least five feet (5') wide.
Table 21A.37.060.B specifies that the maximum length of a street facing façade in a TSA: Transit
Service Area shall be 200’ (200 feet).
DECISION:
The Zoning Administrator finds that a street facing façade is the length of the building; therefore,
the maximum building length shall be no more than 200 feet (200’) as prescribed in the TSA
Zoning District. The building length, as proposed, is 286 feet which exceeds the allowable length
of a street facing façade.
FINDINGS:
1) Building Wall and Façade
No street facing building wall may be longer than specified along a street line according to
section 21A.37.060, table 21A.37.060 of this chapter.
The Salt Lake City Zoning Ordinance does not specifically define wall or façade. Any word not
defined in the Zoning Ordinance shall be defined in Webster’s Collegiate Dictionary (see
21A.62.010). The Webster’s Collegiate Dictionary includes the following definitions:
Façade : the front of a building.
Wall: one of the sides of a room or building connecting floor and ceiling or foundation and
roof.
These definitions support Salt Lake City’s interpretation that the façade is the entire length of the
exterior walls of the building elevation. A wall is a component of the façade, whether projected or
recessed. These definitions, in conjunction with the understood intent of the ordinance (described
below), support the interpretation that the maximum length of a street facing façade is measured
along the entire length of a buildings, from one end of the building to the other end.
2) Pedestrian Connectivity
The subject property is located within the TSA-UC-T Zoning District. The purpose statement for
the TSA Zoning District reads:
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.
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.
As described above, the purpose of the TSA Zoning District is to facilitate an attractive transit and
pedestrian-oriented environment. The regulations of the zone intend to facilitate a walkable
environment and to create a scale of comfort that encourages people to take transit; this includes
limiting the length of buildings and breaking up large expanses of blank walls. Additionally, as
shown in 21A.37.50.F a minimum of 20 foot break including a 5 foot wide pedestrian walkway is
required between buildings when multiple buildings are placed on the same parcel. Although the
property in question is proposing to construct one building, the intent of ordinance still applies,
which is to break up large buildings with pedestrian connections.
In summary, the Zoning Administrator finds that section 21A.37.060.F. shall be interpreted as
stating that the length of a street facing façade is the maximum length of the building. Therefore,
the proposed north elevation of the subject building is overlength at 286’.
APPEAL PROCESS:
An applicant or any other person or entity adversely affected by a decision administering or
interpreting this Title may appeal to the Appeals Hearing Officer. Notice of appeal shall be filed
within ten (10) days of the administrative decision. The appeal shall be filed with the Planning
Division and shall specify the decision appealed and the reasons the appellant claims the decision
to be in error. Applications for appeals are located on the Planning Division website at
http://www.slcgov.com/planning/planning-applications along with information about the
applicable fee. Appeals may be filed in person at the Planning Counter, 451 South State Street,
Room 215 or by mail at Planning Counter PO BOX 145471, Salt Lake City, UT 84114-5471.
NOTICE:
Please be advised that a determination finding a particular use to be a permitted use or a
conditional use shall not authorize the establishment of such use nor the development,
construction, reconstruction, alteration, or moving of any building or structure. It shall merely
authorize the preparation, filing, and processing of applications for any approvals and permits
that may be required by the codes and ordinances of the City including, but not limited to, a zoning
certificate, a building permit, and a certificate of occupancy, subdivision approval, and a site plan
approval.
Kristina Gilmore
Principal Planner
CC:
Nick Norris, Planning Director
Joel Paterson, Zoning Administrator
Greg Mikolash, Development Review Supervisor
Applicable Recognized Organization – Fairpark Community Council
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