17.03.160 - Crossing MPMU district.

A.

Intent and Administration. The Crossing Development is designed as the catalyst for redevelopment of the Central Point Project Area. Since every successful downtown redevelopment area has a grocery component, the Crossing Development includes a regional grocery store to anchor the project's other Retail, commercial, and Multi-Family Uses.

1.

This Code is adopted in accordance with the provisions of Section 17.03.130 of this Code, regulating the establishment of Mixed-Use districts. This Section, in conjunction with the broader Code regulates Uses, Building forms, architecture, open space, Site Development standards, and parking and access requirements for the Crossing Development.

2.

The Crossing Master Plan Book of Exhibits (CMPBE), attached hereto and incorporated by reference, is a compilation of exhibits meant to be conceptual in nature unless expressly referenced as regulatory herein.

3.

Unless stated otherwise in this document, all requirements of this Code apply.

4.

For the purposes of the Crossing Master Plan, the City Council is the land use authority for Multi-Family Development established as a Conditional Use in this MPMU district. Final approval of Conditional Uses and designs for Multi-Family Development must be preceded by a recommendation from the Planning Commission.

B.

Subdistrict Designations. Subdistrict boundaries are depicted in the subdistrict designation map of the CMPBE and are incorporated herein as regulatory.

1.

Anchor Tenant. The Anchor Tenant subdistrict accommodates a large format Retail establishment to anchor the entire Crossing Development. The proposed establishment and associated parking and access must be contained entirely within this subdistrict.

2.

2100 South Street Frontage. The 2100 South Street Frontage subdistrict allows a variety of Retail, office, and Residential Uses that complement the principal Retail and Residential Uses in the Crossing Development.

3.

Transit. The Transit subdistrict allows a Multi-Family Development as further conditioned herein.

4.

State Street Frontage. The State Street Frontage subdistrict allows for Retail Uses within in-line or single-tenant Retail Buildings that are oriented toward State Street. These Buildings will complement the principal Retail and Residential Uses in the Crossing Development, while addressing and activating the State Street corridor.

C.

Circulation. The Crossing Development shall provide an interior network of pedestrian and vehicular connections to facilitate access among subdistricts and between Uses.

D.

Open Space and Outdoor Gathering Areas. At a minimum, every Parcel will include open space that is appropriate for the Use, required by the South Salt Lake Municipal Code and integrated into a network of functional open spaces throughout the site.

E.

Building Types and Design Standards. The Crossing Development is a Mixed-Use district with Building types and design standards required to produce a harmonious mix of commercial Retail/Restaurant and Residential Uses tied to the urban Street network and embracing pedestrian and bike connections to the City and the streetcar. The area shall be organized around Compatible yet eclectic architectural Building statements in terms of character, materials, texture, and color of Buildings. Themed Restaurants, Retail chains, and other franchise-style Structures, signage and designs are prohibited. Themed business Uses must adjust their standard architectural prototype, signage, and designs to be consistent with the district's architectural character. Only the following Building forms and corresponding design standards are allowed within the Crossing Development.

1.

Anchor Retail. The anchor Retail Building is allowed solely in the Anchor Retail subdistrict and is regulated by the concept plan and elevations described in "Winco Foods Proposed Exterior Design" exhibits of the CMPBE.

2.

Multi-Family.

a.

Urban-style Multi-Family Building. The urban-style Multi-Family Building form is allowed in the transit and 2100 South subdistricts. Urban-style Multi-Family Building forms, amenities, and Site Plans shall comply with each provision of the urban-style Multi-Family Building requirements of Chapter 17.07, except:

i.

No Building shall exceed seventy-five (75) feet in height, as measured from natural grade.

ii.

In the Transit subdistrict, from former Major Street to State Street, no Building shall not exceed twenty-eight (28) feet in height measured from natural Grade.

iii.

First level floor-to-floor dimension shall be no less than ten feet.

iv.

At least seventy-five (75) percent of the units must have either Porches or balconies.

a)

The average depth of each Porch/balcony must be at least five (5) feet.

b)

The area of each Porch/balcony must be at least forty (40) square feet.

v.

Fifty (50) percent of the Street level perimeter of any above-Grade parking garage must be Retail or office Uses permitted in the subdistrict within habitable space that is at least twenty-five (25) deep.

vi.

For Urban-Style Multi-Family Buildings, the required amenities can be found in Section 17.07.110.

b.

Townhome Building shall comply with the standards found in Section 17.07.080.

c.

Common Requirements. Regardless of Multi-Family Building form, the following Site-specific requirements and adjustments shall be made for Multi-Family Development:

i.

Setback requirements for each Multi-Family Development are set forth in Street cross-sections of the CMPBE.

ii.

Architectural design characteristics and trim treatments are to be consistent with a contemporary form of Building design and details that are expressed in high quality durable materials including wood siding, cementitious fiberboard, brick masonry, split-faced masonry, architecturally finished concrete. Glass, architectural metal panels, or corrugated metal may be used as accent materials and shall not be the dominant materials on any elevation. Stucco, EIFS to be limited to a maximum of ten (10) percent of any Building Elevation.

iii.

Each elevation of a proposed Building shall provide patios, balconies, windows and doors for minimum of twenty (20) percent of the wall area. Windows must be trimmed with finished edges Compatible to the contemporary form of the rest of the elevation.

iv.

The location of utility metering, electrical cabinets, transformers and other equipment (some of which is existing) must be screened from public view.

3.

Commercial Retail Buildings. The commercial Retail Building type is allowed in the 2100 South Street and State Street Frontage subdistricts and is designed for small and moderate scale commercial, Retail, and Restaurant Uses that typically accompany large format Retail, housing, and other Uses typically found in Mixed-Use centers. The required Site Plan and Building type provides convenient automobile access from the thoroughfare, while minimizing the negative impacts of Parking Lots upon the pedestrian. Commercial Retail Buildings may be freestanding Structures intended for Use by a single tenant or may be multi-tenant Buildings. Except as modified below and as depicted in the Building Elevation exhibit of the CMPBE, the provisions of this Code, the layout, orientation, Setbacks, and materials intended for Use for commercial Retail Buildings apply:

a.

Orientation. New commercial Retail Buildings must be oriented to create quality Streetscapes and connected pedestrian pathways within the Development. The anticipated orientation of commercial Retail Buildings is indicated in the "Building Elevation" exhibit of the CMPBE.

b.

Materials. Primary Materials must consist of glass, integral color CMU, metal panel, tile, metal or cementitious fiber board. EIFS may be used up to seventy-five (75) percent of non-glass areas. An approved palette of materials is referenced in the "Building Elevation" exhibit of the MPBE.

c.

Primary Facades. Primary Facades on structures using the commercial Retail Building form must incorporate a Building canopy, awning, or similar weather protection along the Building's principal public entrance, projecting at least four (4) feet from the Façade. In addition, Primary Façades incorporate visually prominent Building entrances through the use of at least one (1) of the following features:

i.

Secondary roof Structures, or a parapet roof with transitions, used to accent the principal public entrance.

ii.

Outdoor pedestrian features such as seat walls and Landscaping, or permanent landscaped planters with integrated benches.

iii.

Architectural detailing such as tile, metal, stone, precast or cement board work and moldings integrated into the Building structure.

d.

Secondary Façades.

i.

All secondary Façades that face State Street shall include a similar level of architectural detail and treatment consistent with the Primary Façade. Secondary Façade walls must include a window, a functional doorway, or another architectural detail to match the architectural articulation of the Primary Facade.

ii.

All secondary Façades facing other access roads may include a reduced level of architectural detail and treatment consistent with the Primary Façade.

e.

Windows. Commercial Retail Buildings shall comply with the following window requirements:

i.

All Street level windows within twenty (20) feet of the principal pedestrian entrance of a multi-tenant Building shall be visually permeable.

ii.

Front Façade walls shall include a window or functional general access doorway per the following standard:

a)

Every twenty-four (24) feet for Structures of forty thousand (40,000) square feet or less in size; and

b)

Every forty (40) feet for Structures larger than forty thousand (40,000) square feet in size.

f.

Roofs. Commercial Retail Buildings shall have a flat roof with parapet walls. Parapet walls must feature transitions and articulation to match the architectural articulation of the primary Facade. All rooftop equipment must be screened from view from all Streets, Parking Areas, and drive approaches.

g.

Side and Rear Loading and Service Areas. Loading, service, and equipment areas must be located in a manner that minimizes their visibility from drive approaches and Streets. Loading, service, and equipment areas must be screened through the use of Architectural Elements and materials that reduce their visibility.

h.

Drive-through Facilities. Drive through facilities, where permitted as Accessory Uses associated with commercial Retail Buildings, must include a canopy or roof that is architecturally integrated with the Building and that mirrors the roof form of the Primary Structure. Drive-through access is prohibited on Façades that face State Street.

F.

Crossing Development Sign Standards. Sign locations and details are found in Site Signage exhibit of the MPBE. Signage shall comply with the requirements of the South Salt Lake Municipal Code, except as provided for in this Section and in the exhibits. Signage must be consistent with the theme and unity provisions in the Building design standards. Internally illuminated cabinet Wall Signs are prohibited, except to display a logo or individual alphanumeric characters.

G.

Crossing Development Landscaping Standards.

1.

A concept Landscape Plan for the Crossing Development is included in Landscape Area Exhibit of the CMPBE. The Landscape Plan is illustrative in nature. Tree and plant spacing may vary depending on the location of existing utilities and other site conditions. The 2100 South Street Frontage subdistrict shall comply with the landscape standards in Section 17.06.300 and shall have a minimum ten (10) foot landscape setback measuring from back of right-of-way along Main Street and 2100 South.

2.

Transit District Landscape Standards. All Multi-Family open space areas are to be landscaped with a combination of trees (two (2)-inch minimum caliper), shrubbery, lawn, groundcover, plaza paving, and mulching. Street trees are to be spaced at thirty (30) feet on center on average. Ornamental open space trees are to be planted at a rate of not less than fifteen (15) trees per open space acre. The tree species are to be selected from the following pallet:

a.

Street trees:

i.

Green Ash;

ii.

Linden;

iii.

Honey Locust;

iv.

Zelkova;

v.

Tatarian Maple.

b.

Ornamental Open Space Trees:

i.

Red Bud;

ii.

Crab Apple;

iii.

Flowering Pear;

iv.

Columnar Spruce.

H.

Crossing Development Parking and Access Standards. Parking and access requirements established in Chapter 17.06 apply, unless otherwise provided in specific terms as follows. Pedestrian access to each subdistrict within the Development is required and must include lighted and paved pedestrian pathways connecting Parking Lots, public Rights-of-Way, principal public entrances of each Building, and adjacent public trails and transit.

1.

Parking for Retail Uses. Parking for Retail Uses must be provided at a standard ratio of four (4) Parking Stalls per one thousand (1,000) square feet of gross Floor Area.

2.

Parking for All Multi-Family Uses. Parking for Multi-Family Uses must be provided in the form of individual garages and on-site Parking Stalls for urban-style Multi-Family Buildings an access-controlled multi-level parking garage incorporated in the overall residential apartment Building.

a.

Multi-Family Uses require 1.2 Parking Stalls per Dwelling Unit.

b.

The maximum number of Parking Stalls allowed adjacent to Central Pointe Boulevard shall be twelve (12). These Parking Stalls may be oriented diagonally but must be located on the Multi-Family Development Site.

3.

Bicycle Amenities. One (1) exterior bicycle parking space is required for each ten (10) residential units.

4.

Streetcar Orientation. The Crossing Development must provide Building entrances with direct access to the streetcar station or with direct connectivity to the streetcar station via sidewalks. These areas must be landscaped with paving and planting materials and are to include Site furnishings designed for comfortable use. Benches compliant with the Downtown Furnishings Handbook will be provided on the perimeter of the Crossing Development for public use. Along the perimeter of the Crossing Development landscape areas must be installed and maintained to improve and enhance the Streetscape. The corner of Central Pointe Place and Main Street must be enhanced with a landscaped plaza area and public amenities.

5.

Pedestrian/Bicycle Rider Connectivity. The following Street improvements are required: wide sidewalks; Street furnishings, Landscaping, a dedicated bike lane located along Central Pointe Place, and all public Rights-of-Way to provide connectivity to community and neighborhood nodes.

(Ord. No. 2020-02, § IV(Exh. C), 1-8-2020; Ord. No. 2022-08, § I(Exh. A), 4-13-2022; Ord. No. 2022-16, § 1(Exh. A), 9-14-2022; Ord. No. 2023-31, § I(Exh. A), 10-25-2023)

Note— See editor's note at § 17.03.080.