Publisher's Note: This Section has been AMENDED by new legislation (Ord. 70-2024
, passed 10-1-2024). The text of the amendment will be incorporated below when the ordinance is codified.
The design standards in this chapter are defined as follows. Each design standard includes a specific definition of the standard and may include a graphic that is intended to help further explain the standard; however, in cases where a conflict exists between the definition and the graphic, the definition shall take precedence. The table that follows (Section 21A.37.060) highlights the connection between each design standard and the zoning districts. It identifies whether a standard is required or not. Standards that are required are identified by an X or a number referencing the applicable standard. If there is a specific detail for the standard, it will also be identified in the table.
A. Ground Floor Use and Visual Interest: This standard's purpose is to increase the amount of active uses and/or visual interest on the ground floor of a building. Active uses are those that support the vibrancy and usability of the public realm adjacent to a building, and encourage walk-in traffic. There are two options for achieving this, one dealing solely with the amount of ground floor use, and the other combining a lesser amount of ground floor use with increased visual interest in the building facade's design. The majority of the ground level facade of a building shall be placed parallel, and not at an angle, to the street.
1. Ground Floor Use Only: This option requires that a portion of the length of any street-facing building façade on the ground floor of a new principal building include active uses allowed in the zoning district other than parking. Active uses include retail establishments, retail services, civic spaces (theaters, museums, etc), restaurants, bars, art and craft studios, and other uses determined to be substantially similar by the planning director and/or planning commission. Unless other uses are specifically required by this title, residential uses may count towards the ground floor use requirement. The ground floor of all new buildings shall have a minimum floor to ceiling height of sixteen feet (16'). The ground floor use shall not consist of spaces that discourage walk-in traffic, such as a residential mailroom, common room, back of house functions, or private business offices associated with an active use. Allowed uses shall occupy a minimum percentage of the length of the street facing facade according to Table 21A.37.060 of this chapter. All portions of such ground floor spaces shall extend a minimum of twenty five feet (25') into the building. Parking may be located behind these spaces.
a. For single-family attached uses, the required use depth may be reduced to ten feet (10').
b. The MU-8 (Form Based Mixed Use 8 Subdistrict), TSA (Transit Station Area), R-MU-35 (Residential Mixed-Use), R-MU-45 (Residential Mixed-Use), FB-UN2 (Form Based Urban Neighborhood), FB-MU11 (Form Based Mixed Use 11 Subdistrict), FBUN-SC (Form Based Urban Neighborhood Special Corridor Core), FBUN-SE (Form Based Urban Neighborhood Special Corridor Edge), CSHBD (Sugar House Business District) are not subject to the 16' minimum floor to ceiling height required by this section. A zoning district that has a similar requirement, that requirement shall apply.
c. For single-family or two-family uses, garages occupying up to fifty percent (50%) of the length of the ground floor building facade are exempt from this requirement.
d. For all other uses, vehicle entry and exit ways necessary for access to parking are exempt from this requirement. Such accessways shall not exceed thirty feet (30') in width. Individual dwelling unit garages do not qualify for this exemption.
e. Outdoor space may count for up to twenty five percent (25%) of the required ground floor use requirement when the outdoor space is within a required or provided front or corner side yard setback if the outdoor space includes outdoor dining space, an outdoor recreation use, fenced off areas for pets, patio space with seating, or other similar use. The amount of outdoor space shall be calculated on a linear foot for linear foot basis.
f. Areas such as kitchens, storage, bicycle parking, and other areas that are not accessible to customers shall not be counted towards the requirement for ground floor use and visual interest.
2. Ground Floor Use and Visual Interest: This option allows for some flexibility in the amount of required ground floor use, but in return requires additional design requirements for the purpose of creating increased visual interest and pedestrian activity where the lower levels of buildings face streets or sidewalks. This option identifies a required percentage of ground floor space that must be an active use, and the percentage of the building which must provide visual interest. An applicant utilizing this option must proceed through the design review process, Chapter 21A.59), for review of the project for determination of the project's compliance with those standards, and in addition, whether the design contributes to increased visual interest through a combination of increased building material variety, architectural features, facade changes, art, and colors; and, increased pedestrian activity through permeability between the building and the adjacent public realm using niches, bays, gateways, porches, colonnades, stairs or other similar features to facilitate pedestrian interaction with the building.
Illustration of Regulation 21A.37.050.A.2 Ground Floor Use and Visual Interest
B. Building Materials:
1. All buildings which have been altered over seventy five percent (75%) on the exterior facade shall comply with the material requirements detailed below. Buildings older than fifty (50) years are exempt from this requirement if alterations are consistent with the existing architecture.
2. For the purpose of the requirements below, a durable material is defined as any material that has a manufacturer's warranty of a minimum of twenty (20) years or is a natural material such as stone or wood provided the wood is treated and maintained for exterior use.
3. Ground Floor Building Materials: Other than windows and doors, a minimum amount of the ground floor facade's wall area of any street facing facade shall be clad in durable materials according to Section 21A.37.060, Table 21A.37.060 of this chapter. Durable materials include stone, brick, masonry, textured or patterned concrete, fiber cement board or other material that includes a minimum manufacturer warranty of twenty (20) years from color fading, weather, and local climate induced degradation of the material. Other materials may be used for the remainder of the ground floor facade adjacent to a street. Other materials proposed to satisfy the durable requirement may be approved at the discretion of the planning director if it is found that the proposed material is durable and is appropriate for the ground floor of a structure.
4. Upper Floor Building Materials: Floors above the ground floor level shall include durable materials on a minimum amount of any street facing building facade of those additional floors according to Section 21A.37.060, Table 21A.37.060 of this chapter. Windows and doors are not included in that minimum amount. Durable materials include stone, brick, masonry, textured or patterned concrete, and fiber cement board or other material that includes a minimum manufacturer warranty of twenty (20) years from color fading, weather, and local climate induced degradation of the material.
C. Glass:
1. Ground Floor Glass: The ground floor building elevation of all new buildings facing a street, and all new ground floor additions facing a street, shall have a minimum percentage of glass, as calculated between three feet and eight feet (8') above grade according to Section 21A.37.060, Table 21A.37.060 of this chapter. All ground floor glass shall allow unhampered and unobstructed visibility into the building for a depth of at least five feet (5'), excluding any glass etching and window signs when installed and permitted in accordance with Chapter 21A.46, "Signs", of this title. The planning director may approve a modification to ground floor glass requirements if the planning director finds:
a. The requirement would negatively affect the historic character of an existing building;
b. The requirement would negatively affect the structural stability of an existing building; or
c. The ground level of the building is occupied by residential uses that face the street, in which case the specified minimum glass requirement may be reduced by fifteen percent (15%).
2. Upper Floor Glass: Above the first floor of any multi-story building, the surface area of the facade of each floor facing a street must contain a minimum percentage of glass according to Section 21A.37.060, Table 21A.37.060 of this chapter.
a. Reflective Glass: The maximum percentage of reflective glass, defined as glass with a coating that creates a mirror-like appearance, is allowed according to Section 21A.37.060, Table 21A.37.060 of this chapter, on both the ground floor and upper floor of buildings.
D. Building Entrances: A building entrance is defined as an entrance to a building that includes a door and entry feature such as a recess or canopy that provides customers with direct access to the use. For the purpose of this provision, an operable building entrance shall be open and accessible during the hours that the business is open and comply with applicable ADA standards. At least one operable building entrance on the ground floor is required for every street facing facade. Additional operable building entrances shall be required, at a minimum, at each specified length of street facing building facade according to Section 21A.37.060, Table 21A.37.060 of this chapter. The center of each additional entrance shall be located within six feet (6') either direction of the specified location. Each ground floor nonresidential leasable space facing a street shall have an operable entrance facing that street and a walkway to the nearest sidewalk. Corner entrances, when facing a street and located at approximately a 45° angle to the two adjacent building facades (chamfered corner), may count as an entrance for both of the adjacent facades.
E . Maximum Length of Blank Wall: The maximum length of any blank wall uninterrupted by windows, doors, art or architectural detailing at the ground floor level along any street facing facade shall be as specified according to Section 21A.37.060, Table 21A.37.060 of this chapter. Changes in plane, texture, materials, scale of materials, patterns, art, or other architectural detailing are acceptable methods to create variety and scale. This shall include architectural features such as bay windows, recessed or projected entrances, windows, balconies, cornices, columns, or other similar architectural features. The architectural feature shall be either recessed a minimum of twelve inches (12") or projected a minimum of twelve inches (12").
F. Maximum Length of Street Facing Facades: This requirement sets the maximum length of a single street facing façade of a structure. The purpose of this is to have building massing that better responds to human scale to create a walkable pedestrian environment. 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.36.010.B, "One Principal Building Per Lot", of this title. The space between buildings shall include a pedestrian walkway at least five feet (5') wide.
G. Upper Floor Stepback:
1. The upper floor stepback for street facing facades is dependent on the height of the building according to Section 21A.37.060, Table 21A.37.060 of this chapter. For buildings that are between seventy eight feet (78') to one hundred four feet (104'), or between six (6) and eight (8) stories, a minimum stepback of ten feet (10') is required at least twenty five feet (25') above grade. For buildings above one hundred five feet (105'), or eight (8) stories, the step back shall be a minimum of fifteen feet (15') from the property line. The stepback shall appear after the first two (2) to five (5) floors. In addition to these provisions, twenty percent (20%) of the entire building façade can meet the street at the lot line with no stepback. An alternative to this street facing facade stepback requirement may be utilized for buildings limited to forty five feet (45') or less in height by the zoning ordinance: those buildings may provide a four foot (4') min imu m dept h can opy, roof stru ctur e, or balc ony that exte nds fro m the face of the building toward the street at a height of between twelve feet (12') and fifteen feet (15') above the adjacent sidewalk. Such extension(s) shall extend horizontally parallel to the street for a minimum of fifty percent (50%) of the face of the building and may encroach into a setback as permitted per Section 21A.36.020, Table 21A.36.020.B, "Obstructions in Required Yards", of this title.
2. Stepbacks are required for full floors above the height, according to Section 21A.37.060, Table 21A.37.060 of this chapter, measured from average finished grade that have facades facing single- or two-family residential districts with a permitted height that is thirty five feet (35') or less, a public trail or public open space. The purpose of this provision is to reduce the impact that buildings over a certain height have on abutting properties when the abutting properties have a permitted height that is thirty five feet (35') or less.
3. For street facing facades the first full floor, and all additional floors, above thirty feet (30') in height from average finished grade shall be stepped back a minimum horizontal distance from the front line of building, according to Section 21A.37.060, Table 21A.37.060 of this chapter. An alternative to this street facing facade step back requirement may be utilized for buildings limited to forty five feet (45') or less in height by the zoning ordinance: those buildings may provide a four foot (4') minimum depth canopy, roof structure, or balcony that extends from the face of the building toward the street at a height of between twelve feet (12') and fifteen feet (15') above the adjacent sidewalk. Such extension(s) shall extend horizontally parallel to the street for a minimum of fifty percent (50%) of the face of the building and may encroach into a setback as permitted per Section 21A.36.020, Table 21A.36.020.B, "Obstructions in Required Yards", of this title.
4. 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 thirty feet (30') in height.
H. Exterior Lighting: All exterior lighting shall be shielded and directed down to prevent light trespass onto adjacent properties. Exterior lighting shall not strobe, flash or flicker.
I. Parking Lot Lighting: If a parking lot/structure is adjacent to a residential zoning district or land use, any poles for the parking lot/structure security lighting are limited to sixteen feet (16') in height and the globe must be shielded and the lighting directed down to minimize light encroachment onto adjacent residential properties or into upper level residential units in multi-story buildings. Lightproof fencing is required adjacent to residential properties.
J. Screening of Mechanical Equipment: All mechanical equipment for a building shall be screened from public view and sited to minimize their visibility and impact. Examples of such impact-minimizing siting include on the roof, enclosed or otherwise integrated into the architectural design of the building, or in a rear or side yard area subject to yard location restrictions found in Section 21A.36.020, Table 21A.36.020.B, "Obstructions in Required Yards", of this title.
K. Screening of Service Areas: Service areas, loading docks, refuse containers, utility meters, and similar areas shall be fully screened from public view. All screening enclosures viewable from the street shall be either incorporated into the building architecture or shall incorporate building materials and detailing compatible with the building being served. Waste and loading facilities are prohibited from being located on street-facing facades and shall be co-located and screened when possible. Exceptions to this requirement may be approved by the planning director when the service provides power or some form of utilities in and around the surrounding area. Exemptions may also be approved through the site plan review process when a permit applicant demonstrates that it is not feasible to accommodate these activities on the block interior. If such activities are permitted adjacent to a public street, a visual screening design approved by the planning director shall be required.
All screening devices shall be a minimum of one foot higher than the object being screened, and in the case of fences and/or masonry walls the height shall not exceed eight feet (8'). Dumpsters must be located a minimum of twenty five feet (25') from any building on an adjacent lot that contains a residential dwelling or be located inside of an enclosed building or structure.
L. Ground Floor Residential Entrances for Dwellings with Individual Unit Entries: For the zoning districts listed in Section 21A.37.060, Table 21A.37.060 of this chapter, all attached dwellings including attached single-family dwellings, townhomes, row houses, multi-family developments with ground floor uses, and other similar housing types located on the ground floor shall have a primary entrance facing the street for each unit adjacent to a street. Units may have a primary entrance located on a courtyard, midblock walkway, or other similar area if the street facing facades also have a primary entrance.
M. Parking Garages or Structures: The following standards shall apply to parking garages or structures 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. Facade 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 facades. All ramping between levels need to be placed along the secondary facade 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 can easily access these entry points both internally and externally.
5. Signage and wayfinding shall be integrated with the architecture of the parking structure and be architecturally compatible with the design. The entrances of public parking structures shall be clearly signed from public streets.
6. Interior garage lighting shall not produce glaring sources toward 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 ground floor 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.
10. If the parking structure is adjacent to a midblock walkway, pedestrian oriented elements shall be provided. These may include, but are not limited to seating and vegetation.
N. Residential Structures in RB District:
1. All roofs shall be pitched and of a hip or gable design except additions or expansions to existing buildings may be of the same roof design as the original building;
2. The remodeling of residential buildings for non-residential use shall be allowed only if the residential character of the exterior is maintained;
3. The front building elevation shall contain not more than fifty percent (50%) glass;
4. Signs shall conform with special sign regulations of Chapter 21A.46, "Signs", of this title;
5. Building orientation shall be to the front or corner side yard; and
6. Building additions shall consist of materials, color and exterior building design consistent with the existing structure, unless the entire structure is resurfaced.
O. Primary Entrance Design in SNB District: Primary entrance design shall consist of at least two of the following design elements at the primary entrance, so that the primary entrance is architecturally prominent and clearly visible from the abutting street.
1. Architectural details such as arches, friezes, tile work, canopies, or awnings.
2. Integral planters or wing walls that incorporate landscape or seating.
3. Enhanced exterior light fixtures such as wall sconces, light coves with concealed light sources, or decorative pedestal lights.
4. A repeating pattern of pilasters projecting from the facade wall by a minimum of eight inches or architectural or decorative columns.
5. Recessed entrances that include a minimum stepback of two feet from the primary facade and that include glass on the sidewalls.
P. Entry Features: Each required entrance per Section 21A.37.050.D and 21A.37.050.L of this title shall include a permitted entry feature with a walkway connected to a public sidewalk and exterior lighting that highlights the entryway(s). Where buildings are located on a corner lot, only one street facing façade must include an entry feature. Where a building does not have direct public street frontage, the entry feature should be applied to the façade where the primary entrance is determined to be located. A two-family dwelling arranged side by side, row house and cottage court developments shall include at least one entry feature per dwelling unit adjacent to a public street.
1. Permitted Encroachments: A permitted entry feature may encroach up to five feet (5') into a required front yard; however, in no case shall an encroachment be closer than five feet (5') to a front property line. A covered entry feature encroaching into a front yard may not be enclosed.
2. Permitted Entry Features:
a. Covered Porch - A covered, raised porch structure with or without railings spanning at least a third the length of the front building façade.
b. Portico - A structure with a roof protruding over the building entry supported by columns over a landing or walkway.
c. Awning or Canopy - A cover suspended above the building entry over a landing or walkway where the wall(s) around the entry project out or recess in by at least one foot (1') from the front building plane.
d. Emp hasize d Door way - A door way that is reces sed by at least ten inches (10") from the front build ing plane and archit ectura lly emph asize d with a doorfr ame of a differ ent mater ial than the front façade, differentiated patterns or brickwork around the door, and/or sidelights. Doorways need not be recessed more than six inches (6") on a tiny house.
Q. Streetscape Standards: These standards are required for landscaping that is within the public right of way. This is defined as the space between the private property line and the back of the curb. All properties must comply with the park strip landscaping regulations in Chapter 21A.48. Where there is a conflict between the requirements in Chapter 21A.48 and the requirements of this Subsection, the requirements in this Subsection shall apply.
1. Tree Canopy Coverage: No tree canopy shall cover less than the specified percentage according to Section 21A.37.060, Table 21A.37.060 of this chapter. The defined percentage represents the canopy coverage at maturity. At installation, a minimum of twenty percent (20%) of all trees shall have a minimum caliper of three inches (3"). Where tree canopy coverage percentage is indicated in Table 21A.37.060, tree canopy coverage shall not count towards the minimum coverage requirements for park strip vegetation.
2. Street Trees: All new development must provide street trees in accordance with the requirements in Chapter 21A.48. Where specified in Table 21A.37.060 of this chapter, for every new development, there shall be one street tree planted for every 30' of street frontage.
3. Soil Volume: In order to promote street tree health and longevity, each tree shall have an adequate volume of soil. The soil volume surrounding a tree shall be 750ft3 to 1,000ft3 per tree, provided that this area is exclusive of the soils volume calculation for adjacent trees. The soil volume may be reduced if under ground utilities are present within the soil volume and the soil volume cannot be extended horizontally due to other obstructions or barriers.
4. Minimize Curb Cuts: As an effort to emphasize the public realm and encourage the safety of pedestrians, places where cars intersect the street shall be minimized. More specifically, curb cuts are encouraged to be concentrated at midblock and alley locations. The sidewalk material shall continue at ground level of the curb cuts.
5. Overhead Cover: Overhead covers are required at building entrances to provide weather protection to pedestrians and may encroach into a required yard as indicated in this section or into a public right of way with an approved encroachment agreement with the city. These coverings are required to be between 9 and 14' above the level of the sidewalk. They shall also provide coverage with a minimum depth of six feet (6') and project no closer to the curb than 3'.
R. Height Transitions: This measurement is applied to control the size and shape of the building envelope or portion thereof for such purposes as promoting transition in scale between buildings of different height, protecting access to sunlight, and/or limiting shadow and overlook on neighboring properties. A transition may be achieved by relating a building's form to those that surround it through the following way. An angular plane of 45°, measured from the relevant property lines, should be used to provide a frame of reference for transition in scale from proposed high-rise buildings down to lower scale areas. The transition is required when development is abutting a zone with a height maximum of 35' or less or abutting a local historic landmark site. These standards do not apply when a right of way separates the buildings.
Illustration of Regulation 21A.37.050.Q Height Transitions
S. Horizontal articulation: Buildings shall be designed in such a way that they are appropriately scaled to the pedestrian at the street level. This scale is emphasized through authentic breaks in the façade. These breaks shall be articulated on the primary façade to the full height of the building to the cornice or to the full height of the building to the first horizontal setback. There may be a maximum spacing of 60' for horizontal articulation. Horizontal articulation shall be achieved through one of the following architectural features:
1. Bay windows: Bay windows shall be a minimum of two feet in depth and four feet in width; or
2. Recessed entrances or windows: These shall be recessed a minimum of four feet in depth and six feet (6') in width. Canopies or awnings are required at primary building entries; or
3. Niches: Niches shall be a minimum of two feet (2') in depth and four feet (4') in width; or
4. Openings for gates that are a minimum of four feet (4') in width; or
5. Porches measuring at least forty eight (48) square feet; or
6. Colonnades that are a minimum of four feet (4') in width. (Ord. 65-24, 2024: Ord. 37-24, 2024: Ord. 12-24, 2024: Ord. 10-24, 2024: Ord. 24B-23, 2023: Ord. 24-23, 2023: Ord. 68-22, 2022: Ord. 67-22, 2022: Ord. 14-19, 2019: Ord. 12-17, 2017)