008 of 2013 - Adopting the Community Development Plan for the Block 70 Community Development Project Area 0 13-1
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SALT LAKE CITY ORDINANCE
No. 8 of 2013
(Adoption of Block 70 Community Development Project Area Plan)
An ordinance adopting the Community Development Plan for the Block 70
Community Development Project Area, as approved by the Redevelopment Agency of Salt
Lake City, and designating the Plan as the official Community Development Plan for the
Block 70 Community Development Project Area.
WHEREAS, the Redevelopment Agency of Salt Lake City(the"Agency"), having
prepared a Draft Community Development Plan (the "Draft Plan") for the Block 70 Community
Development Project Area, the legal description of which is attached hereto as Exhibit B,
pursuant to §§ 17C-4-102 & -103 of the act entitled Limited Purpose Local Government Entities
-- Community Development and Renewal Agencies (the "Act"), and having held the required
public hearing on the Draft Plan on November 15, 2011 pursuant to § 17C-4-102(1)(d) of the
Act, adopted a resolution on February 12, 2013 approving the Draft Plan as the Official
Community Development Project Area Plan for the Block 70 Community Development Project
Area(see Agency Resolution No. 726.03); and
WHEREAS, the Act requires that, before a community development project area plan
approved by a redevelopment agency under § 17C-4-104 of the Act may take effect, it must be
adopted by ordinance of the legislative body of the community that created the agency in
accordance with § 17C-4-105(1) of the Act; and
WHEREAS, the Act also requires certain notice to be given by the community
legislative body upon its adoption of a community development project area plan under § 17C-4-
106 of the Act;
NOW, THEREFORE, BE IT ORDAINED BY THE SALT LAKE CITY COUNCIL
AS FOLLOWS:
SECTION 1. The Salt Lake City Council hereby adopts the Block 70 Community
Development Project Area Plan attached hereto as Exhibit A, as approved by the Agency(see
Agency Resolution No. 726.03), as the Official Community Development Plan for the Block 70
Community Development Project Area (the "Official Plan").
SECTION 2. The City staff is hereby authorized and directed to publish or cause to be
published the notice required by § 17C-4-106(1) of the Act, substantially in the form attached
hereto as Exhibit C, whereupon the Official Plan shall become effective pursuant to § 17C-4-
106(2)(a) of the Act.
SECTION 3. Pursuant to § 17C-4-106(4) of the Act, the Agency may proceed to carry
out the Official Plan.
SECTION 4. This ordinance shall take effect immediately upon the date of its first
publication and recording.
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Passed by the City Council of Salt Lake City, Utah this 19 day of
February , 2013.
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Transmitted to Mayor on February 19, 2013 • 5�' kk,,RooRA'•% 'gtiP,�
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Mayor's Action: y Approved. Vetoed.
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MAYOR
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CITY RECORDER
APPROVED AS TO FO^M
Salt Lake City Attorneys Office
(SEAL) Date 0— 8— f 2
By
Bill No. 8 of 2013.
Published: March at 1.013 .
HB_ATTY-112608 I-v I-Ordinance_adopting_Block_70_CDA_UPAC.DOC
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EXHIBIT "A"
The Block 70 Community Development Project Area
Project Area Plan
Prepared by the Redevelopment Agency of Salt Lake City
Redevelopment Agency of Salt Lake City
451 South State Street,Room 418
P.O. Box 145518
Salt Lake City, Utah 84114
Table of Contents
Section 1 —Description of Community Development Project Area Boundaries
Section 2—Project Area Characteristics and How They Will Be Affected by Community
Development
A. Land Uses in the Project Area
B. Layout of Principal Streets in the Project Area
C. Population Densities in the Project Area
D. Building Intensities in the Project Area
Section 3 — Standards That Will Guide Community Development
A. Development Objectives of the Currently Adopted City Master Plan
B. Agency General Goals 2011-1012
C. Central Business District Redevelopment Project Area Goals 2011-2012
D. General Design Objectives
Section 4—How the Purpose of State Law Would Be Attained by Community Development
Section 5 —How the Plan is Consistent with the Community's General Plan
A. Zoning Ordinances
B. Building Codes
C. Planning Commission
Section 6—Description of the Specific Project that is the Object of the Proposed Community
Development
Section 7—Ways in Which Private Developers Will be Selected to Undertake the Community
Development
A. Selection of Private Developers
Section 8 —Reasons for the Selection of the Project Area
Section 9—Description of the Physical, Social, and Economic Conditions Existing in the Project
Area
A. Physical Conditions
B. Social Conditions
C. Economic Conditions
Section 10—Description of any Tax Incentives Offered to Private Entities for Facilities Located
in the Project Area
Section 11 —Analysis of the Anticipated Public Benefit to be Derived from the Community
Development
Section 12 —Description of Interlocal Agreement between Salt Lake City and the Agency
Section 13 —Description of Interlocal Agreement among Agency, Salt Lake City, Salt Lake
County, and Salt Lake City School District
APPENDIX A: Block 70 Community Development Project Area Map
APPENDIX B: Project Area Parcel Description
APPENDIX C: Project Area Legal Description
APPENDIX D: City Zoning/Land Use Map
Section 1 —Description of the Community Development Project Area Boundaries
The community development project area(the "Project Area") consists of approximately 14.44
acres located south of 100 South, north of 200 South, east of Main Street, and west of State
Street (Block 70) and includes the properties lying within the boundaries as depicted on the
Project Area Map attached hereto as Appendix A (the "Project Area Map"). The Project Area
encompasses all or a portion of the parcels set forth in Appendix B. The legal description of the
Project Area is attached hereto as Appendix C. All of the Appendices attached hereto are
incorporated herein by reference.
Section 2—Project Area Characteristics and How They Will Be Affected by Community
Development
A. Land Uses in the Project Area
Permitted land uses in the Project Area will be those uses permitted by the officially
adopted zoning ordinances of Salt Lake City and guidelines of this Community
Development Plan. A Land Use Map showing the current and intended uses is included
in this Plan as Appendix D.
The allocation of existing land uses in the Project Area is:
• Commercial 70%;
• Public Streets and Rights-of-Way 30%
• Residential <1%
The Redevelopment Agency of Salt Lake City (the"Agency") expects that the current
uses in the Project Area will be affected as follows:
Through development, some existing structures may be demolished or renovated, new
buildings will be constructed, and new uses will occur in some new buildings and on
some vacant properties. The permitted uses will remain the same. All anticipated new
uses will be compatible with the Salt Lake City Downtown Plan, the Central Community
Master Plan, and the goals and objectives of this Project Area Plan.
B. Layout of the Principal Streets in the Project Area
The layout of the principal streets in the Project Area is shown on the Project Area map
attached as Appendix A. The Agency expects that the construction of the Utah
Performing Arts Center (the "UPAC"), a regional performing arts theater and ancillary
facilities, will permanently affect neither the perimeter nor the interior roads of Block 70.
The Agency is negotiating arrangements regarding the private alley with abutting
property owners.
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C. Population Densities in the Project Area
At the publishing of the 2010 Census, there were seven housing units and nine residents
on Block 70.
D. Building Intensities in the Project Area
The Agency expects that the building intensities within the Project Area will be affected
in the following ways:
1) Block 70 consists of 46 parcels. All parcels contain a structure with the exception of
the two parcels at 167 South Regent Street (0.07 acres combined), which are vacant.
Ten parcels (107,115,125,127, and 135 South Main Street; 22 East 100 South; and
116, 134, and 136 South Regent Street) at the northwest corner of Block 70 will be
combined to in connection with the construction of the UPAC and associated mixed-
use development.
Section 3 —Standards That Will Guide Community Development
A. Development Objectives of the Currently Adopted Downtown Master Plan (adopted
February 7, 1995)
1. Performing Arts Complex: Salt Lake has a strong history of support for the
arts and its continued support is warranted. The Arts provide a distinct image
for Downtown that encourages people who may not otherwise come
Downtown to do so. There is a need to provide additional performing arts
space. Studies have shown a minimum need for an 850-1000 seat theater, a
350 seat theater, and a 100 seat"black box" theater. These facilities will help
maintain Downtown as the cultural center of the Intermountain West.
2. Activities and Amenities, AA-6: Create a theater district by establishing an
area of concentrated movie theaters and legitimate theaters.
3. Commitment/Leadership, CL-2: Promote Downtown as a cultural focus by
establishing an arts and entertainment district as well as a theater district. This
objective may be accomplished by encouraging concentration through zoning.
4. Commitment/Leadership, CL-7: Promote regional focus by combining those
services—in this case the performing arts—that are regional in nature.
5. People/24 Hour Population, PT-2: Create an atmosphere of activity and visual
interest.
6. People/24 Hour Population, PT-7: Emphasize the existence of cultural
differences and uniqueness.
B. Agency General Goals 2011-2012
1. General Redevelopment Goal #3: Build on local community assets as an
anchor for redevelopment.
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2. General Redevelopment Goal #8: Encourage the creation of well-maintained
public plazas, gathering areas, and open space.
C. Central Business District Redevelopment Project Area Goals 2011-2012
1. Utah Performing Arts Center
D. General Design Objectives
Owners and developers of the UPAC will be allowed flexibility and will be expected
to achieve the highest quality of design and development. The UPAC will be subject
to (1) appropriate elements of the City's General Plan; (2) the planning and zoning
code of the City; (3) other applicable building codes and ordinances of the City; and
(4) a review and recommendation by the City Planning Commission when required in
the zoning code.
Section 4—How the Purpose of State Law Would Be Attained by Community Development
The Agency desires to create a community development project area plan for the purpose of
supporting construction of the UPAC, a regional performing arts theater and ancillary facilities,
on Block 70 and infrastructure and development activities to support the planned Cultural Core
district. The UPAC will anchor the Cultural Core district, and create a new regional attraction
and economic development engine for Salt Lake City.
The UPAC should be considered a catalyst for the future development of North Main Street and
beyond. The UPAC represents an opportunity to knit together existing and new development to
create an ecosystem of public, private, and civic uses extending to the Gallivan Plaza on the
south, up and down North Main, linked to City Creek Center, the historic Utah Theater, the
Capitol Theatre, and the Salt Palace Convention Center. The ecosystem will encompass a broad
array and rich mix of cultural, commercial, and civic assets to create a revitalized and dynamic
heart of Salt Lake City.
Construction of the UPAC will facilitate private development on Block 70 through the
construction of an office tower and other mixed-use projects. The office tower is planned as a
state-of-the-art iconic building that will be constructed on a scale and scope complementary to
the UPAC and City Creek Center. The tower's parking access, functionality and design will be
integrated with the UPAC from the foundation through the facade. The estimated development
cost of the office component is $150 million.
The UPAC will create state-of-the-art options for local arts growth, attracting touring Broadway
productions sooner, and allowing extended runs and the expansion of the Broadway series in the
market. The UPAC also will:
• activate and revitalize Main Street between First South and Second South;
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• leverage the economic impact of City Creek Center, the Gateway, 222 South Main and
other recent developments;
• create educational opportunities and cultural enrichment statewide, and introduce and
attract new and broader audiences to the downtown cultural core; and,
• enhance the Salt Lake City and Utah brands as a place to visit, live, work, and play.
Section 5—How the Plan is Consistent with the Community's General Plan
The Community Development Plan is consistent with the City's General Plan in the following
aspects:
A. Zoning Ordinances
The property within the Project Area is currently zoned D-1: Central Business. The
Project Area is included in the Central Community Master Plan.
B. Building Codes
Construction within the Project Area will comply with the standards set forth in the
General Plan of the City and in accordance with the Building Codes adopted by or
applicable to the City. All building permits for construction will be issued by the City in
order to assure that the new development or redevelopment is consistent with the General
Plan of the City.
C. Planning Commission
The Planning Commission has been involved in the Central Community Zoning Map and
reviews and approves all land uses within the Project Area.
Section 6—Description of the Specific Project that is the Object of the Proposed
Community Development
The UPAC will be an urban infill redevelopment of approximately 2.04 acres of Block 70,
bounded by Main Street on the west, Regent Street on the east, 100 South on the north, and 200
South on the south. The Theater could potentially include a 2,500-seat performing arts center
with support spaces including an annex space on Regent Street with the possible use for retail,
studio/black box, rehearsal space, classrooms, and offices. A mid-block walkway would also
connect Main Street and Regent Street. The estimated development cost for the Theater is
approximately $100 million to $120 million.
Section 7—Ways in Which Private Developers Will be Selected to Undertake the
Community Development
A. Selection of Private Developers
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The Plan does not include additional incentives to promote development beyond the
planned public infrastructure improvements, construction of the UPAC, and
infrastructure and development activities to support the planned Cultural Core district. If
private developers are needed by the Agency for future development of the block, any
such selection will occur by a competitive process consistent with applicable state or city
procurement codes.
Section 8—Reasons for the Selection of the Project Area
The Project Area boundaries were selected to generate funds to contribute to the cost of the
construction of the UPAC and infrastructure and development activities to support the planned
Cultural Core district. The Project Area will include all of Block 70 in Downtown Salt Lake City
with boundaries from Main Street to State Street and from 200 South to 100 South. Currently,
Block 70 is in the Central Business District Urban Renewal Project Area but tax increment is not
collected on this Block based on the original terms of the Central Business District Project Area,
which limited the area of collection to 100 acres. Establishing the Project Area will allow the
Agency to collect tax increment generated from properties on Block 70 including the office
tower and mixed-use developments that will be constructed as part of the UPAC project.
Because the construction of the UPAC will benefit property values and create significant
potential for development in the area, it makes sense to capture incremental values from selected
taxing entities to assist in funding the project.
The site was also selected because of its central location in downtown. The site is within a couple
blocks of Abravanel Hall, home of the Utah Symphony, and Capitol Theatre, the home of the
Utah Opera and Ballet West. Additionally, the original Utah Theater is located on Main Street
directly across from the site. Block 70 will provide an important anchor to these venues as well
as Rose Wagner and other performance halls that make up the Cultural Core of Downtown Salt
Lake City.
Section 9—Description of the Physical, Social and Economic Conditions Existing in the
Project Area
A. Physical Conditions
The Project Area consists of approximately 14.44 acres including public streets. Of this
total acreage, 0.64 acres are publically owned—the Redevelopment Agency of Salt Lake
City owns 0.20 acres at 125 and 127 South Main Street and the approximately 0.44 acres
that remain are public streets and rights-of-way . The balance of the acreage is privately
owned.
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B. Social Conditions
There are seven residential units within the Project Area. No new residential units are
planned to be constructed as a part of the UPAC.
C. Economic Conditions
The properties within the Project Area are commercial in nature, with a mix of retail,
office, and restaurant uses.
Section 10—Description of any Tax Incentives Offered to Private Entities for Facilities
Located in the Project Area
Because of the limited purpose of the Project Area Plan to fund a specific project and
infrastructure and development activities related to the establishment of a Cultural Core, the
Agency will not be able to offer development incentives to particular projects or developers.
Section 11 - Analysis of the Anticipated Public Benefit to be Derived from the Community
Development
The Agency retained AECOM Economics, a nationally recognized economic consulting firm, to
conduct an economic impact analysis on the proposed UPAC and ancillary office development.
The economic impacts will be generated on an ongoing basis from both the operations of the new
UPAC, as well as from a new office tower downtown. There will also be significant short-term
economic benefits as the buildings are constructed.
Quantitative economic impact calculations from the construction of the UPAC and ancillary
office development include:
• $9.4 million per year in total economic output expansion on an ongoing basis as a result
of the UPAC.
• $5.4 million per year in additional economic output due to the office tower, for a total
project economic impact of$14.8 million annually.
• 168 permanent jobs created.
• Over 4,000 jobs create during the construction, with a one-time expansion of the
economy of almost $500 million.
• Over $1,000,000 in annual incremental property tax revenue will be generated by the
office component of the project.
Additional measures that are harder to quantify but will have significant impacts on the derived
public benefit are:
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• Significant visitor-attracting synergies with other major developments downtown
including City Creek Center and the Gateway.
• The investment of almost $200 million in private and public money into the project will
attract additional private investment downtown.
• Increased attractiveness of downtown will increase property values, benefiting both
private businesses and local governments.
• The addition of a state-of-the-art cultural performing arts facility will add to the quality of
life for Utah residents and advance the branding and economic development efforts of all
levels of government.
Section 12—Description of Interlocal Agreement between Salt Lake City and the Agency
Salt Lake City Corporation will issue special revenue bonds to fund a portion of the costs of the
design and construction of the UPAC. The City will execute an Interlocal Agreement with the
Agency to require the use of a portion of the Project Area's tax increment for the debt service on
the bonds.
Section 13—Description of Interlocal Agreement among Agency, Salt Lake City, and Salt
Lake City School District
The City and the District will consent to the Agency's receiving 70% of their shares of the tax
increment for a period of 25 years for the purpose of repaying the City for amounts paid in
respect of debt service on special revenue bonds issued by the City (the "Bonds") the proceeds of
which are used to pay for Project Costs, and infrastructure and development activities to support
the planned Cultural Core district. The District will consent to the Agency's receiving tax
increment from both its basic levy and its local levy.
Upon completion of the 25 years, the Agency will cease collecting the City's and the District's
share of tax increment under the Interlocal Agreement and all additional tax increment will be
paid to the City, and the District in accordance with their shares.
Other taxing entities may elect to participate in the financing of the Costs of the Projects by
entering into other interlocal agreements pursuant to which such entities will share their tax
increments as provided therein.
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APPENDIX A: PROJECT AREA MAP
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APPENDIX B: Project Area Parcel Descriptions
Parcel Number Record Owner
16-06-105-002-0000 PROPERTY RESERVE INC
16-06-105-003-0000 REDEVELOPMENT AGENCY OF SALT LAKE CITY
16-06-105-004-0000 REDEVELOPMENT AGENCY OF SALT LAKE CITY
16-06-105-009-0000 39/42 LLC
16-06-105-010-0000 WEBER, STEVEN
16-06-105-011-0000 HOPE PROPERTIES, LLC
16-06-105-020-0000 159 LLC
16-06-105-021-0000 BAMBERGER CO
16-06-105-022-0000 SPEROS ENTERPRISES
16-06-105-023-0000 WCH LLC
16-06-105-024-0000 BROWNSTONE ASSOCIATES LLC
16-06-105-028-0000 SUBURBAN LAND RESERVE INC
16-06-105-029-0000 UTAH POWER& LIGHT CO
16-06-105-030-1001 SUBURBAN LAND RESERVE INC
16-06-105-032-1001 SUBURBAN LAND RESERVE INC
16-06-105-034-1001 SUBURBAN LAND RESERVE INC
16-06-105-036-0000 39/42 LLC
16-06-105-038-1001 39/42 LLC
16-06-105-039-0000 WELLS FARGO BANK; TR JMD TRUST
16-06-105-040-0000 HAYS, LARRY J, LAWRENCE J, III & PATRICK G, TRS (JT)
16-06-105-041-2000 WCH LLC
16-06-105-043-0000 39/42 LLC
16-06-105-044-0000 PROPERTY RESERVE, INC
16-06-105-045-0000 PROPERTY RESERVE, INC
16-06-105-046-0000 SUBURBAN LAND RESERVE INC
16-06-105-048-0000 STONESTREET, PAULA
16-06-105-049-0000 PROPERTY RESERVE INC
16-06-105-050-0000 SUBURBAN LAND RESERVE INC
16-06-106-003-0000 FEDERAL RESERVE BANK OF SAN FRANCISCO
16-06-106-004-0000 PROPERTY RESERVE, INC
16-06-151-003-0000 SUBURBAN LAND RESERVE INC
16-06-151-004-0000 SUBURBAN LAND RESERVE INC
16-06-151-006-0000 USIA, ALICE; TR
16-06-151-009-0000 PROPERTY RESERVE, INC
16-06-151-010-0000 150 S STATE LLC
16-06-151-011-0000 KLC, GENEVA W; LIFE, ET AL
16-06-151-012-0000 M N V HOLDINGS
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16-06-151-015-0000 DEE'S INC
16-06-151-016-0000 DEE'S INC
16-06-151-018-0000 SUBURBAN LAND RESERVE INC
16-06-151-021-0000 PROPERTY RESERVE, INC
16-06-151-022-0000 DEE'S INC
16-06-151-023-0000 PROPERTY RESERVE, INC
16-06-151-025-0000 PROPERTY RESERVE INC
16-06-151-028-0000 MM&G INVESTMENTS LLC
16-06-151-029-0000 PROPERTY RESERVE INC
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APPENDIX C: PROJECT AREA LEGAL DESCRIPTION
Block 70, Plat 7, Plat 'A'
Bounded by the intersection street monument line references:
Beginning at a point that is S89°57'47"W 68.88 feet and N00°02'13"W 67.45 feet from the
northwest Corner of Block 70, Plat 7, Plat 'A' of Official Salt Lake City Survey and is the street
monument at the intersection of First South Street and Main Street; thence N89°58'22"E 793.89
feet along monument line to the street monument at the intersection of First South Street and
State Street; thence SOO°01'43"E 791.83 feet along monument line to the street monument at the
intersection of Second South Street and State Street; thence S89°58'19"W 793.77 feet along
monument line to the street monument at the intersection of Second South Street and Main
Street; thence N00°02'13"W 791.84 feet along monument line to the street monument at the
intersection of first South Street and Main Street and is the point of beginning. Contains
628,896.42 sq. ft. or 14.44 acres.
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APPENDIX D:CITY ZONING/LAND USE MAP
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EXHIBIT B
Block 70 Community Development Project Area Legal Description
Block 70, Plat 7, Plat 'A'
Bounded by the intersection street monument line references:
Beginning at a point that is S89°57'47"W 68.88 feet and NOO°02'13"W 67.45 feet from the
northwest Corner of Block 70, Plat 7, Plat 'A' of Official Salt Lake City Survey and is the street
monument at the intersection of First South Street and Main Street; thence N89°58'22"E 793.89
feet along monument line to the street monument at the intersection of First South Street and
State Street; thence S00°01'43"E 791.83 feet along monument line to the street monument at the
intersection of Second South Street and State Street; thence S89°58'19"W 793.77 feet along
monument line to the street monument at the intersection of Second South Street and Main
Street; thence N00°02'13"W 791.84 feet along monument line to the street monument at the
intersection of first South Street and Main Street and is the point of beginning. Contains
628,896.42 sq. ft. or 14.44 acres.
EXHIBIT C
Notice of Adoption of Ordinance No. 8 of 2013 by the Salt Lake City Council
Pursuant to Section 17C-4-106(1), Utah Code, the Salt Lake City Council (the "City Council") is
providing this notice with respect to Ordinance 8 of 2013 which was passed by the City
Council on February 19 , 2013, adopting the Block 70 Community Development Project Area
Plan for the Block 70 Community Development Project Area, as approved by the Salt Lake City
Redevelopment Agency (the "RDA"), as the Official Community Development Project Area
Plan for the Block 70 Community Development Project Area (the "Official Plan"), and directing
that the notice of adoption be given as required by law. Ordinance of 2013 and the Official
Plan shall become effective upon publication of this notice (the "Effective Date") at which time
the RDA may proceed to implement the Official Plan. The Official Plan is available for general
public inspection at the office of the Salt Lake City Recorder's Office located at 451 South State
Street, Room 415, Salt Lake City, Utah during regular office hours of 7:30 a.m. to 5:00 p.m.,
Monday through Friday. For a period of 30 days after the Effective Date of the Official Plan (the
"30-Day Period"), any person in interest may contest the Official Plan or the procedure used to
adopt it if the Official Plan or procedure fails to comply with applicable statutory requirements.
After the 30-Day Period, no person may contest the Official Plan or procedure used to adopt it
for any cause.
Published: _3-11- 13 _ 6/WA
Cindi Mansell, City Recorder