Salt Lake City is considering significant changes to its design review standards that could reshape the future of architectural development in the area.
During a recent briefing to the City Council, urban designer Amanda Roman outlined proposals aimed at tackling concerns raised by the city Planning Commission in 2023 about the aesthetic impact of large facades on the urban environment.
One of the key aspects under review is the massing of buildings, with the goal of reducing their visual bulk and ensuring they cater to a human scale.
Roman explained that the proposed adjustments would enhance architectural quality by emphasizing depth and conventionality of larger facades.
Proposed changes include a new standard requiring buildings taller than 50 feet to feature a base of at least 20 feet tall.
For buildings surpassing 100 feet, a minimum three-story base or consistency with the existing street wall would be mandated.
Another significant modification suggests that window openings be recessed at least three inches, a measure Roman believes could contribute to an improved aesthetic.
Although, she acknowledged that these adjustments could raise construction costs, particularly for affordable housing developments, which would be exempt from these standards to maintain affordability for these projects.
While discussing exemplar projects, Roman highlighted the Dixon Place apartment building in Sugar House, pointing to its well-defined glass base, stepped-back upper floors, and architectural elements such as balconies and awnings as effective massing.
However, not all Council members were fully convinced of the merits of these proposed changes.
Council Member Darin Mano, noting his background in architecture, expressed concerns that the window adjustments might lead to increased costs for builders and may negatively affect designs heavily featuring glass or modern materials.
In response to these concerns, Roman noted that buildings clad entirely in glass would be exempt from the new window requirements.
Additionally, the city is considering implementing limits on the length of street-facing facades, which currently has no established cap under the design review process.
The proposed rule would allow building lengths to increase only by up to 25% of the prescribed maximum, setting a ceiling of 250 feet on building lengths across the city.
Roman stated that this change reflects a review of past buildings that had received additional length allowances, noting that most did not reach the maximum height permitted in their zoning districts.
This shift in perspective is driven by the need to enhance density horizontally instead of vertically, particularly as building code standards evolve.
Moreover, another proposed regulation would prevent reductions in ground floor use requirements for buildings undergoing design review for additional length.
For instance, any additional length could not be attributed to ground-level parking.
In districts where active ground floor uses are not mandated, buildings would still be required to maintain active uses for at least 75% of the ground floor, a notable reduction from the 90% requirement imposed Downtown.
Certain types of buildings, including schools, stadiums, convention centers, government offices, and utility structures, would be exempt from these changes, reflecting a recognition of their unique functional needs.
Roman emphasized the significance of adjusting maximum building lengths, acknowledging that it might be a controversial move yet crucial for shaping the city’s development pattern.
In light of potential pushback, discussions around allowing greater building lengths in exchange for public benefits, particularly affordable housing, have taken place but are not currently part of the proposed changes.
Council Member Sarah Young has shown support for incentivizing affordable housing projects with an extended allowable building length.
The public’s insight will be integral as a public comment hearing is planned for August, with the council expected to vote on the proposed changes within the same month.
In other proposed modifications, a dictate requiring a “defined entry feature” for each primary entrance of residential buildings on the ground floor is under consideration.
Additionally, buildings on corner lots may be required to feature a publicly accessible, transparent, and unobstructed corner entrance.
The forthcoming decisions could cause a considerable shift in apartment developments throughout Salt Lake City, influencing how future projects are designed and executed.
The proposed changes to the design review standards reflect a proactive approach in addressing community concerns while attempting to balance development growth and aesthetic integration within the urban landscape.
This ongoing dialogue suggests that as Salt Lake City continues to evolve, its policies might adapt to ensure that both housing needs and architectural quality remain priorities.
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