Downtown Building Height and Street Activation Updates

Salt Lake City Planning was awarded a Transportation Land Use Connection Grant, from the Wasatch Regional Council in 2021 to update sections of the Salt Lake City Zoning Ordinance pertaining to building heights and pedestrian engagement in the downtown master plan area. The consultant, Design Workshop, is proposing updates to portions of the Zoning Ordinance as it pertains to building heights, review processes, and pedestrian spaces downtown. These code amendments aim to accommodate growth and respond to new development pressures while developing standards for public spaces that improve the livability of the downtown area. Changes seek to promote future downtown growth that is safe, aligns land use with transportation to reduce vehicle trips, and encourages downtown living.

The  Downtown Plan , adopted in 2016, established the vision for the area to be "the premier center for sustainable urban living, commerce, and cultural life in the Intermountain West". The booming development has realized several deficiencies with many zoning districts that impact Downtown. This project aims to address those deficiencies by creating an understanding between growth, including building heights, and their impacts on a public space. The goals of this project are to enhance the pedestrian experience and livability of the Downtown area and move it towards the adopted goals set out in the Downtown Plan.

The potential amendments serve the purpose of increasing public benefits in the downtown area. The amendments require new development to be built with human-scale design and pedestrian oriented elements. The most significant impact would occur for developments that seek to modify zoning requirements, specifically in terms of height allowances.

The code changes primarily impact the properties bound by 900 South, I-15, North Temple, and 200 East. These properties include the following zoning districts: Downtown Districts (D-1. D-2, D-3, and D-4), Form-Based District (FB-UN2), General Commercial District (CG) and Gateway Mixed-Use District (G-MU). Amendments are also proposed to the Design Chapters and Design Review Process.

Each section below has a brief description of the proposed changes, a map of the impacted properties, as well as a link to the proposed draft.

The proposed amendments impact all of the Downtown Zoning Districts (D-1, D-2, D-3, and D-4).

The proposed changes to the D-1 include the following:

• Elimination of height distinction between midblock and corner areas.
• Permitted height proposed at 200'.
• Buildings proposed over 200' will require Design Review Approval.
• Pedestrian-oriented elements and affordability incentives added for requested height increases to provide a broader community benefit.
• Required wind study for all buildings over 150' in height.
• Setbacks were adjusted to provide a maximum dimension. If provided, the development would be required to provide pedestrian enhancing elements.
• New restrictions on size and location for surface parking lots to remove barriers to walkability.
• Clear standards for size and usability for new midblock walkways.

The proposed changes to the D-2 include the following:

• Setbacks were adjusted to provide a maximum dimension. If provided, the development would be required to provide pedestrian enhancing elements.
• New restrictions on size and location for surface parking lots to remove barriers to walkability.
• Clear standards for size and usability for new midblock walkways.
• This project may include changes to the zoning map, particularly the D2 zone located between 400 South and 700 South and 300 West to West Temple and from 600 South to 800 South between the west side of State Street and 200 West.

The proposed changes to the D-3 include the following:

• Setbacks were adjusted to provide a maximum dimension. If provided, the development would be required to provide pedestrian enhancing elements.
• New restrictions on size and location for surface parking lots to remove barriers to walkability.
• Clear standards for size and usability for new midblock walkways.
• Permitted height proposed at 75' to 180'. Any building above 180' would require Design Review.
• Required wind study for all buildings over 150' in height.
• Pedestrian-oriented elements and affordability incentives added for requested height increases to provide a broader community benefit.

The proposed changes to the D-4 include the following:

• Setbacks were adjusted to provide a maximum dimension. If provided, the development would be required to provide pedestrian enhancing elements.
• New restrictions on size and location for surface parking lots to remove barriers to walkability.
• Clear standards for size and usability for new midblock walkways.
• No minimum height established for new development. Any building over 120' - 375' would require Design Review.
• Pedestrian-oriented elements and affordability incentives added for requested height increases to provide a broader community benefit.

The proposed amendments impact the Commercial Zoning District (CG).

The proposed changes include the following:

• An increase in height from 75' to 150', specifically in the Depot and portions of the Granary Neighborhood. Any increase beyond 75' outside of the defined area must go through the Design Review Process. There are not changes to portions of the CG zone that are outside of these areas.
• Height allowances are directly linked to required outdoor usable space elements.
• Size and location limitations on surface parking lots.
• Developments that provide a maximum setback must contain elements that enhance the pedestrian experience.
• Size and usability requirements for midblock walkways.

The proposed amendments impact the Gateway Mixed-Use Zoning District (GMU).

The proposed changes include the following:

• Height minimum increase from 45' to 75' and height maximum increase from 75' to 180'.
• Developments that provide a maximum setback must contain elements that enhance the pedestrian experience.
• Size and usability requirements were added to midblock walkway standards to increase walkability.
• District-specific design standards moved to the Design Standards Chapter for consistency.
• This district went through extensive reorganization and includes removing duplicative regulations and regulations that were regulated in other sections of the zoning ordinance.
• Removal of the planned development process for all new development. Instead, design review will be required for all buildings over 75' in height or for modifications to the minimum height.

The proposed amendments impact the Form-Based Zoning District (FB-UN2).

The proposed changes include the following:

• Building height will be capped at 50 feet. The provision for an extra 15 feet in height for corner properties will be deleted except for those properties that have already been approved for development and on legally existing corner lots (as of January 1, 2023) that are listed in the code.
• An additional story of height would be possible through the proposed affordable housing incentives that are also being considered.  View additional information .
• Open space regulations were added for each building type, with cottage developments and row homes required to have a minimum of 25% of the lot area be open space. Other building types are required to have 10% of the lot area be open space.
  • Minimum dimensions were added so the open space is usable and spaces larger than five hundred square feet are required to include some vegetation and amenities for the occupants of the buildings.
  • Regulations for rooftop gardens were implemented to encourage outdoor occupiable space.
• Setbacks were adjusted to create additional buffering and space between sidewalks and neighboring developments.
  • Requirements for street trees and trees in front yards are proposed to be added.
• District-specific design standards moved to the Design Standards Chapter for consistency.
• Minimum lot widths and lot areas per building form are proposed to be removed.

The proposed changes to the Design Standards include the following:

• New thresholds for administrative review were added, in order to streamline the approval process.
• Design-based standards moved from each individual zoning district to the design standards chapter.
• Ground floor use regulations were adjusted for the D1-D4, G-MU, FB-UN2, and the CG Zoning Districts.
• Added a standard to address maximum glass reflectivity to reduce glare.
• Added streetscape standards to include tree coverage, minimum vegetation, street trees, soil volume, and overheard coverage.
• Height transition standards were added to minimize abrupt changes in building height.

The proposed changes to the Design Review process include the following:

• Added a minimum setback requirement for buildings seeking a height increase.
• Defined standards added to cornice and rooflines, in order to complement surrounding development.
• Parking lot setbacks and waste screening restrictions were added.

The project began in the summer of 2021 with an analysis of existing code requirements, recent development applications, and a site analysis of current development. This analysis included three stakeholder meetings with the downtown business community, community councils, and stakeholders from the disability community. A public visual preference survey was included to further the outreach efforts. The visual preference survey was advertised on Facebook, Instagram, and Twitter. Overall the team received comments from more than 425 community members.

Amanda Roman, Principal Planner //  amanda.roman@slcgov.com 

Kelsey Lindquist, Planning Manager //  kelsey.lindquist@slcgov.com