Ordinance 69 of 2017

SALT LAKE CITY ORDINANCE

No. 69 of 2017

(Amending Chapter 21A.27 the Salt Lake City Code

pertaining to land use regulations in the FB-UN2 zoning district)

An ordinance amending Chapter 21A.27 of the Salt Lake City Code pertaining to land use regulations in the FB-UN2 zoning district, pursuant to Petition No. PLNPCM2016-00463.

WHEREAS, the Salt Lake City Planning Commission held a public hearing on December 14, 2016 to consider a request made by the Salt Lake City Council (Petition No. PLNPCM2016-00463) to amend the text of Chapter 21A.27 (Zoning: Form Based Districts) of the Salt Lake City Code to amend land use regulations pertaining to the FB-UN2 zoning district; and

WHEREAS, at its December 14, 2016 hearing, the planning commission voted in favor of recommending to the Salt Lake City Council that the city council amend the sections of Title 21A of the Salt Lake City Code identified herein; and

WHEREAS, after a public hearing on this matter the city council has determined that adopting this ordinance is in the city’s best interests,

NOW, THEREFORE, be it ordained by the City Council of Salt Lake City, Utah:

SECTION 1. Amending text of Salt Lake City Code Section 21A.27.050.C. That Section 21A.27.050.C of the Salt Lake City Code (Zoning: Form Based Districts: FB-UN1 and FB-UN2 Form Based Urban Neighborhood District), shall be, and hereby is, amended to read as follows:

C. FB-UN2 Building Form Standards: Building form standards are listed in Table 21A.27.050.C of this section.

TABLE 21A.27.050.C
FB-UN2 BUILDING FORM STANDARDS

Building Regulation		Building Form
Building Regulation		Cottage Development¹	Row House	Multi-Family Residential	Mixed Use	Storefront
Building height and placement:
H	Height	2.5 stories, 30’ maximum from established grade	4 stories with a maximum of 50’. 5 stories with a maximum of 65’ on parcels located on the corners of West Temple at 800 or 900 South, 200 West at 700, 800 or 900 South, 200 West at Fayette Avenue, and 300 West at 800 or 900 South. All heights measured from established grade
F	Front and corner side yard setback	No minimum Maximum 10’
B	Required build-to	Minimum of 50% of street facing facade shall be built to the minimum setback line
S	Interior side yard	4’ setback required.	Minimum of 15’ along a side property line adjacent to FB-UN1 or any residential zoning district that has a maximum building height of 35’ or less, otherwise 4’ setback required.	Minimum of 15’ along a side property line adjacent to FB-UN1 or any residential zoning district that has a maximum building height of 35’ or less, otherwise no setback required.
R	Rear yard	Minimum of 20’ along a rear property line adjacent to FB-UN1 or any residential zoning district that has a maximum building height of 35’ or less, otherwise no setback required.	Minimum of 25’ along a rear property line adjacent to FB-UN1 or any residential zoning district that has a maximum building height of 35’ or less, otherwise no setback required.	Minimum of 20’ along a rear property line adjacent to FB-UN1 or any residential zoning district that has a maximum building height of 35’ or less.
U	Upper level step back	Buildings shall be stepped back 1 additional foot for every foot of building height above 30’ along a side or rear property line adjacent to FB-UN1 or any residential zoning district that has a maximum building height of 35’ or less, unless the building is set back from the property line 45’ or more. When a parcel in the FB-UN2 district is separated by an alley from a parcel in the FB-UN1 district, or any residential zoning district that has a maximum building height of 35’ or less, the width of the alley may be counted toward the upper level step back.
L	Minimum lot size	4,000 sq. ft.; not to be used to calculate density	1,500 sq. ft.; not to be used to calculate density	4,000 sq. ft.; not to be used to calculate density
W	Minimum lot width	15’ per unit facing a street. Side orientation allowed provided building configuration standards are complied with		30’
DU	Dwelling units per building form	1 per cottage	Minimum of 3; no maximum	No minimum or maximum
BF	Number of building forms per lot	1 cottage for every 1,000 sq. ft. of lot area	1 building form permitted for every 1,000 sq. ft. of lot area	1 building form permitted for every 4,000 sq. ft. of lot area
Parking:
	Surface parking in front and corner side yards	Not permitted
	Vehicle access	If off street parking is provided, vehicle access from an alley is required when property is served by a public or private alley with access rights. Vehicle access from street is only permitted when no alley access exists. If pull through parking is required by fire or other code, ingress shall be from street and egress onto alley		If property is less than 30’ wide, vehicle access from an alley is required when property is served by a public or private alley with access rights. If no alley access exists, only 1 vehicle access point from a street may be permitted If property is 30’ wide or more, only 1 vehicle access point from a street may be permitted. If property is served by a public or private alley, ingress shall be from street and egress onto alley unless otherwise permitted by this section Corner lots with a minimum width of 120’, may have 1 vehicle access point per street frontage. Vehicle access may be one-way or multidirectional
	Vehicle access width at street	When a one-way vehicle drive is included in a development, no vehicle drive or curb cut may exceed 12’ in width. When a multidirectional vehicle drive is included, a curb cut may not exceed 24’ in width
	Vehicle access from street design standards	If vehicle access is from a street, the following additional design standards shall apply: garage entry shall have a minimum 20’ setback from property line; garage entry may not exceed 50% of first floor building width; one-way garage entry may not exceed 14’ in width; multiway garage entry may not exceed 26’ in width; garage door or gate shall be constructed of durable building materials and compatible with building design
	Driveway location	The minimum distance between curb cuts shall be 12’. Driveways shall be at least 6’ from abutting property lines for a depth of 10’ unless shared. Driveways shall be at least 12’ from property lines adjacent to a street corner or 5’ from the point of tangency of the curb return, whichever is greater. Abandoned curb cuts shall be removed and replaced with city standard curb
	Vehicle access and parking compliance	All new drive approaches, driveways, and parking lots shall comply with form based urban neighborhood regulations, and all other applicable sections of this code. Existing drive approaches, driveways, and parking lots shall be made compliant with form based urban neighborhood regulations upon change of use, increase in parking, or building additions greater than 25% of the footprint of the structure or 1,000 sq. ft., whichever is less
	Parking on separate lots	Parking may be provided on an adjacent lot, or in a common area associated with the development, or within 500’ of the property. If located on an adjacent parcel or on a parcel within 500’, the proposed location of the parking shall contain a principal building and the parking shall be located behind a principal building
	Attached garages and carports	Attached garages and carports are required to be accessed from the rear yard where the rear yard is accessible by an alley with access rights to the subject property. If there is no access to the rear yard, an attached garage may be accessed from the front or corner side yard provided that the garage door (or doors) is no wider than 50% of the front facade of the structure and the entry to the garage is set back at least 10’ from the street facing building facade and at least 20’ from a public sidewalk. Side loaded garages are permitted

Note:
1. See subsection 21A.27.020.B.1.d of this chapter for additional standards.

SECTION 2. Amending text of Salt Lake City Code Section 21A.27.030.C.4. That Section 21A.27.030.C.4 of the Salt Lake City Code (Zoning: Form Based Districts: Building Configuration and Design Standards), shall be, and hereby is, amended to read as follows:

4. Additional Design Standards Required for the Form Based Districts (these standards do not apply to the FB-UN1 zoning district):

a. The maximum length of any building façade facing a street is two hundred feet (200’).

b. Stepback Requirement: floors rising above thirty feet (30’) in height shall be stepped back fifteen (15) horizontal feet from the building foundation at grade for building elevations that are adjacent to a public street, public trail, or public open space. This stepback does not apply to buildings that have balconies on floors rising above 30 feet in height.

c. For all floors or levels above the ground floor, a minimum of fifteen percent (15%) of all street facing façades must be glass.

d. Second Floor Balconies and Patios: Commercial uses or businesses that face a greenway corridor may have a second floor balcony or patio. Rooftops can be used as patios and shall comply with all applicable zoning standards.

e. Ground Floor Uses: On the ground floor, a permitted use other than parking shall occupy at least seventy-five percent (75%) of the width of any street-facing building façade. All portions of such ground floor spaces shall extend a minimum of twenty-five feet (25’) into the structure of all building forms with the exception of row houses, two-family dwellings, and cottage developments, which shall extend a minimum of ten feet (10’). Parking may be located behind these spaces.

f. Design standards for parking structures: The following standards shall apply to parking structure whether stand alone or incorporated into a building:

(1) Parking structures shall have an external skin designed to improve visual character when adjacent to a public street or other public space. Examples include heavy-gauge metal screen, precast concrete panels; live green or landscaped walls, laminated or safety glass, decorative photovoltaic panels or match the building materials and character of the principal use. The planning director may approve other decorative materials not listed if the materials are in keeping with the decorative nature of the parking structure.

(2) The architectural design of the façades should express the internal function of the structure. Façade elements shall align to parking levels and there shall be no sloped surfaces visible from a public street, public trail, or public open space.

(3) Internal circulation must be designed such that parking surfaces are level (or without any slopes) along all primary façades. All ramping between levels need to be placed along the secondary façade or to the center of the structure. Parking structures shall be designed to conceal the view of all parked cars and drive ramps from public spaces.

(4) Elevator and stairs shall be highlighted architecturally so visitors, internally and externally, can easily access these entry points.

(5) Signage and way-finding shall be integrated with the architecture of the parking structure and be architecturally compatible with the design. Public parking structures entrances shall be clearly signed from public streets.

(6) Interior garage lighting shall not produce glaring sources towards adjacent properties while providing safe and adequate lighting levels. The use of sensor dimmable LEDs and white-stained ceilings are a good strategy to control light levels on site while improving energy efficiency.

(7) Where a driveway crosses a public sidewalk, the driveway shall be a different color, texture, or paving material than the sidewalk to warn drivers of the possibility of pedestrians in the area.

(8) The street level facing façades of all parking structures shall be wrapped along all street frontages with habitable space that is occupied by a use that is allowed in the zone as a permitted or conditional use.

(9) Parking structures shall be designed to minimize vehicle noise and odors on the public realm. Venting and fan locations shall not be located next to public spaces and shall be located as far as possible from adjacent residential land uses.

SECTION 3. 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 5^th day of December, 2017.

Bill No. 69 of 2017.

Published: December 15, 2017.