17-7-9.12.2.6 Retail/office/flex and mixed-use lot and development standards.
The following standards apply to all new development in the retail/office/flex and mixed-use land use areas:
A. Lot Size. No minimum lot size.
B. Setbacks. New development shall comply with the setbacks listed below. All setbacks that incorporate linear trails and amenities as part of the overall trails master plan shall be provided with an easement for public use to be recorded against the property.
1. Front. The minimum front yard setback shall be fifty feet along Bingham Junction Boulevard and thirty feet along 7200 South 700 West, Junction View Drive, FLSmidth Drive, and other interior roads. This setback shall be improved in one of the two following ways:
a. A sidewalk and amenity zone of at least ten feet (five-foot sidewalk and five-foot amenity zone) in width to include:
i. Tree wells, street lighting and planter boxes per the adopted thematic elements;
ii. Street furniture, to include benches, trash cans and bollard lighting per the adopted thematic elements; or
b. An eight-foot-wide meandering concrete pedestrian path set no closer than five feet to the road and integrated into the overall landscaping for the area (to include a variety of rock and bark mulches) to include:
i. Street trees and street lighting per the adopted thematic elements;
ii. Street furniture to include benches, trash cans and bollard lighting per the adopted thematic elements.
c. Corner Lot Rule. Corner lots have two front yards and two side yards.
d. Projections. When integrated into a courtyard or plaza area, eaves, awnings and ornamental features may project into the front yard up to eight feet.
e. All roads north of the UTA Trax line shall utilize a landscaped setback in accordance with Section 17-7-9.12.2.8(A)(3).
2. Rear. The rear yard setback shall be of sufficient depth to allow proper parking and landscaped areas to the rear of the buildings. Unless otherwise approved as a conditional use by the planning commission, rear yards and the rear of buildings shall not abut a public street. On corner lots there is no rear yard. In the case of lots that abut the Jordan River, a sixty-five-foot landscaped setback along the Jordan River from the top of bank, or the one-hundred-year flood plain, whichever is greater, shall be provided. And in the case of lots that abut the light rail corridor, a thirty-foot landscape setback shall be provided. These setbacks shall be landscaped consistent with the adopted landscape plans for the river and linear park open space areas south of the Trax line and provided with an eight-foot-wide asphalt pedestrian path.
3. Side. There is no side yard setback for mixed-use, retail, office or flex development except as required by the International Building Code. In the case of lots that abut the Jordan River, a sixty-five-foot landscaped setback along the Jordan River from the top of bank, or the one-hundred-year flood plain, whichever is greater, shall be provided. And in the case of lots that abut the light rail corridor, a thirty-foot landscape setback shall be provided. These setbacks shall be landscaped consistent with the adopted landscape plans for the river and linear park open space areas south of the Trax line and provided with an eight-foot-wide asphalt pedestrian path.
4. Setback requirements notwithstanding, when a retail/office/flex or mixed-use structure is located within an area that is identified by the master plan as a predominately residential area, or when a structure is located adjacent to or on a street where residential structures are the dominant use, the setback shall be the same as that required for the dominant use on that block.
C. Build-To Line. The front setback line is the build-to line. All retail/office/flex and mixed-use structures located in Subareas 2, 3, and 5 shall address adjacent streets by being constructed at the front yard setback, which is the build-to line. At least fifty percent of the front elevation must be built at the build-to line on all interior lots and at least thirty percent of the front elevation must be built at the build-to line on all corner lots. Recessed plazas, courtyards and trellises are encouraged.
1. Exceptions.
a. The applicant may increase the depth of the build-to line by up to fifteen feet if the variation is used to promote a pedestrian-oriented use, e.g., special landscaping, public plazas, outside seating for a restaurant, etc.
b. When a retail/office/flex or mixed-use structure is located within an area that is identified by the master plan as a predominately residential area, or when a structure is located adjacent to or on a street where residential structures are the dominant use, the build-to line shall be the same as that required for the dominant use on that block.
c. When one owner or lessee occupies more than one hundred twenty thousand square feet of interior tenant space on one contiguous parcel or site, exclusive parking for handicapped, visitor and/or visiting executives may be provided for between the right-of-way and the front building elevation so long as they are signed accordingly. The maximum number of visitor and/or visiting executive parking stalls allowed in this area will be calculated by multiplying the square footage of the building by 0.0166 percent. Handicap stalls required in this area to meet building code are allowed in addition to this number, and will not count against the number calculated above. In allowing parking within the front setback, the following must be provided to minimize the visual impact of the parking from the public way and continue to focus on the pedestrian nature of the area between the public way and the front entrance of the building:
i. The parking area shall be constructed using specialty paving (stamped and/or dyed concrete or pavers, etc.) and be designed to provide a visual link between the pedestrian way and the building entrance, identifying the area as primarily pedestrian in nature;
ii. Public plazas or building entry features shall be visually and physically extended into the parking area to provide for further enhancement of the pedestrian experience;
iii. The depth of the parking area shall be minimized to the greatest extent possible;
iv. The parking area cannot encroach into any portion of required public open space.
D. Height. The maximum height for the zone is seven stories. If a structure is constructed within fifty feet of a single family detached residential structure, the maximum height shall not be constructed in excess of one story higher than the nearest adjacent residential building.
E. Building Orientation and Scale. Retail/office/flex and mixed-use structures shall be oriented and scaled as follows:
1. Structures shall be serviced by a local street, an access road or drive, or an alley and shall not gain access from a collector or arterial street except as approved by the city engineer. Structures that front a courtyard, paseo, or common open space/recreation area are encouraged.
2. Buildings shall be arranged and situated to relate to surrounding properties, to improve the view from and of buildings and to minimize road area.
3. Ground floor pedestrian entrances must be oriented toward adjacent streets, plazas, courtyards, sidewalks and trails.
4. Buildings shall be designed to minimize pedestrian and automobile conflict while providing pedestrians direct access to a sidewalk or trail.
5. Massing should be divided into rhythmic blocks to bring the design of the unit much closer to the human scale and to create a pedestrian-friendly atmosphere.
6. Long building rows without varying setbacks or building mass should be avoided to prevent wind tunneling and long-term shadow casting.
7. Building planes shall incorporate varying heights, textures, shapes or colors to mitigate the visual impact buildings have on the public realm.
8. Building design and orientation should consider exposure to sunlight to avoid energy inefficiencies.
9. Gathering areas in central areas and between buildings shall be encouraged. These areas shall be designed, through landscaping, hardscape, outdoor furniture, and public art, among others, to create a conducive atmosphere for people to come together.
F. City-Wide Utility Infrastructure. Each project and each structure within each project shall include infrastructure that facilitates connection to Questar Gas, Rocky Mountain Power, Comcast Cable, UTOPIA, and Qwest Communications. This requirement may be waived if any of the aforementioned utilities decline, in writing, the opportunity to install or utilize the necessary infrastructure. The director of community and economic development and authorized designee may approve the waiver. (Ord. 2014-09 § 1 (Att. A (part)); Ord. 2011-06 § 1 (Att. A (part)); Ord. 8/25/2009O-13 § 1 (Exh. A (part)); Ord. 8/7/2007O-10 § 1 (Exh. A (part)))