089 of 2005 - amending Sugar House Community Zoning Map & Master Plan, rezoning properties in the Sugar House Area 0 05-1
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SALT LAKE CITY ORDINANCE
No. 89 of 2005
(Amending Sugar House Community Zoning Map and Master Plan, Rezoning Properties in the
Sugar House Area, and Making Other Amendments to the Salt Lake City Zoning Code)
AMENDING THE SUGAR HOUSE COMMUNITY ZONING MAP AND MASTER
PLAN, REZONING PROPERTIES GENERALLY LOCATED IN THE SUGAR HOUSE
AREA, AND MAKING OTHER AMENDMENTS TO THE SALT LAKE CITY ZONING
CODE, PURSUANT TO PETITION NOS. 400-01-32 AND 400-02-08.
WHEREAS, the Planning Commission and the City Council of Salt Lake City, Utah,
have held public hearings and have taken into consideration citizen testimony, filing, and
demographic details of the area, the long range general plans of the City, and the local master
plan as part of their deliberations. Pursuant to these deliberations, the City Council has
concluded that the proposed amendments to the Master Plan, Zoning and Zoning Code for the
Sugar House Area are appropriate for the development of the community in that area and in the
best interest of the city.
NOW, THEREFORE,be it ordained by the City Council of Salt Lake City, Utah:
SECTION 1. AMENDMENT TO MASTER PLAN. The Urban Design Element and
Commercial Land Use sections of the Sugar House Master Plan are hereby amended to read as
set forth on the attached Exhibits A and B.
SECTION 2. ADOPTION OF FUTURE LAND USE MAP. The Sugar House Future
Land Use Map, which is attached hereto as Exhibit C, is hereby adopted as part of the Sugar
House Master Plan.
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SECTION 3. REZONING OF PROPERTIES. The properties, which are more
particularly described on Exhibit D attached hereto, shall he and hereby are rezoned from their
"old zoning" to their "new zoning" as identified in Exhibit D.
SECTION 4. AMENDMENT TO ZONING MAP. The Sugar House Community
Zoning Map shall be and hereby is amended consistent with the rezoning of properties above and
as further illustrated on the attached Exhibit E.
SECTION 5. AMENDMENT TO REGULATIONS REGARDING CSHBD
SUGARHOUSE BUSINESS DISTRICT. That Section 21A.26.060, Salt Lake City Code,
pertaining to CSHBD Sugar House Business District be, and the same hereby is, amended to read
as follows:
21A.26.060 CSHBD Sugar House Business District (CSHBD1 and CSHBD2):
In this chapter and the associated zoning map, the CSHBD zone is divided into two
sub-areas for the purpose of defining design criteria. In other portions of this text, the
CSHBD1 and CSHBD2 zones are jointly referred to as the CSHBD zone because all other
standards in the zoning ordinance are the same.
A. Purpose Statement: The purpose of the CSHBD Sugar House Business District is
to promote a walkable community with a transit oriented, mixed-use town center that can support
a 24-hour population. The CSHBD provides for residential, commercial and office use
opportunities, with incentives for high density residential land use in a manner compatible with
the existing form and function of the Sugar House Master Plan and the Sugar House Business
District.
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B. Uses: Uses in the CSHBD Sugar House Business District as specified in section
21A.26.080, "Table Of Permitted And Conditional Uses For Commercial Districts", of this
chapter are permitted, subject to the general provisions set forth in section 21A.26.010 of this
chapter and this section.
C. Conformance with Adopted Business District Design Guideline Handbook: All
new construction of principal buildings and additions that increase the off-street parking
requirement shall be subject to and shall conform with the adopted Business District Design
Guidelines Handbook located as an appendix section in the Sugar House Master Plan.
D. Conditional Building and Site Design Review: All new construction of principal
buildings that exceed fifty feet(50') in height in the CSHBD1 district or thirty feet (30') in
height in the CSHBD2 district or twenty thousand(20,000) square feet in size in either district
shall be subject to Conditional Building and Site Design Review. The Planning Commission has
the authority to approve projects through the Conditional Building and Site Design Review
Process. Conditional Building and Site Design Review shall be approved in conformance with
the Business District Design Guideline Handbook and the provisions of chapter 21A.59 of this
title.
E. Minimum Lot Size: No minimum lot area or width is required.
F. Minimum Yard Requirements:
1. Front And Corner Side Yards: No minimum yard is required.
2. Maximum Setback: The maximum setback is fifteen feet (15'). Exceptions to
this requirement may be authorized through the Conditional Building and Site Design Review
process, subject to the requirements of Part V, Chapter 21A.59 of this Title, and the review and
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approval of the Planning Commission. The Planning Director, in consultation with the
Transportation Director, may modify this requirement if the adjacent public sidewalk is
substandard and the resulting modification to the setback results in a more efficient public
sidewalk, and/or the modification conforms with the Business District Design Guidelines
Handbook. Appeal of an Administrative Decision is to the Planning Commission.
3. Interior Side Yards: None required.
4. Rear Yards: No minimum yard is required.
5. Buffer Yards: All lots abutting a lot in a residential district shall conform to the
buffer yards and landscape requirements of part IV, chapter 21A.48 of this title. In addition, for
those structures located on properties zoned CSHBD that abut properties in a low-density, single-
family residential zone, every three feet (3') in building height above thirty feet (30'), shall be
required a corresponding one foot(1') setback from the property line at grade. This additional
required setback area can be used for landscaping or parking.
G. Maximum Height: Maximum height limits vary, depending upon location and
land use. The following regulations shall apply for each area within the CSHBD zone:
1. CSHBDI:
a. The maximum building height in the CSHBDI zone shall not exceed
thirty feet (30') for those buildings used exclusively for non-residential purposes.
b. Additional building square footage may be obtained up to a maximum
building height of one hundred and five feet (105'); however, for each additional floor of non-
residential use above thirty feet (30'), one floor of residential use is required.
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c. The residential component may be transferred off-site to another
property within the CSHBD zoning district in accordance with the provisions of Section
21A.26.060K. If the required residential component is transferred off-site, the maximum non-
residential building height allowed shall be seventy-five feet (75'). Any building with a height in
excess of seventy five feet (75') shall be subject to the requirements of Subsection
21 A.26.060(G)(1)(d).
d. Maximum building height may be obtained to one hundred and five
feet (105') for any building subject to at least ninety percent (90%) of all parking for said
building being provided as structured parking, and in the case of a non-residential building, the
developer shall provide off-site residential development that is equal to or greater than the square
footage of the non-residential building that exceeds thirty feet (30') in height.
2. CSHBD2:
a. The maximum building height in the CSHBD2 zone shall not exceed
thirty feet (30') for those buildings used exclusively for non-residential purposes.
b. Additional square footage may be obtained up to a maximum building
height of sixty feet (60'); however, for each additional floor of non-residential use above thirty
feet (30'), one floor of residential use is required.
c. The residential component may be transferred off-site to another
property within the CSHBD zoning district in accordance with the provisions of Section
21A.26.060K. If the residential component is transferred "off site," the maximum non-
residential building height allowed shall be forty-five feet (45').
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d. Buildings used exclusively for residential purposes may be built to a
maximum height of sixty feet (60').
3. Step Back Requirement: In the CSHBDI and CSHBD2 zoning districts, floors
rising above thirty feet (30') in height shall be stepped back fifteen horizontal feet (15')_from the
building foundation at grade, in those areas abutting low density, single-family residential
development and/or public streets.
H. Minimum First Floor Glass: The first floor elevation facing a street of all new
buildings or buildings in which the property owner is modifying the size of windows on the front
facade within the CSHBD Sugar House Business District zones, shall not have less than forty
percent (40%) glass surfaces. All first floor glass shall be non-reflective. Display windows that
are three-dimensional (3D) and are at least two feet(2') deep are permitted and may be counted
toward the forty percent (40%) glass requirement. Exceptions to this requirement may be
authorized through the Conditional Building and Site Review process subject to the requirements
of Part V, Chapter 21A.59 of this Title, and the review and approval of the Planning
Commission. The Planning Director may approve a modification to this requirement, if the
Planning Director finds:
1. The requirement would negatively impact the historic character of the building,
or
2. The requirement would negatively impact the structural stability of the
building; or
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3. The ground level of the building is occupied by residential uses, in which case
the forty percent (40%) glass requirement ay be reduced to twenty-five percent (25%). Appeal of
Administrative Decision is to the Planning Commission.
I. Mechanical Equipment: Rooftop mechanical equipment should be screened with
architecturally integrated elements of the building.
J. First Floor/Street Level Requirements: The first floor or street level space of all
buildings within this area shall be required to provide uses consisting of residential, retail goods
establishments, retail service establishments, public service portions of businesses, restaurants,
taverns/lounges/brewpubs, private clubs, art galleries, theaters or performing art facilities.
K. Residential Requirement for Mixed Use Developments: For those mixed-use
developments requiring a residential component, the residential portion of the development shall
be as follows:
1. Located in the same building as noted in Subsection G of this Section, or
2. May be located on a different property in the area zoned CSHBD. For such
off-site residential configuration, the amount of residential development required is equal to the
total amount of square footage obtained for the non-residential floors rising in excess of thirty
feet (30'), less any square footage of the required fifteen foot (15') stepback noted in Subsection
Go of this Section. In addition, prior to the issuance of a building permit for the non-residential
structure, the applicant must identify specifically where the residential structure will be located in
the area zoned CSHBD and enter into a development agreement with the City to ensure the
construction of the residential structure in a timely manner. In such cases where the residential
use is built off-site, one of the following shall apply:
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a. Construction of the off-site residential use must be progressing beyond
the footings and foundation stage, prior to the non-residential portion of the development
obtaining a certificate of occupancy, or
b. A financial assurance that construction of the off-site residential use
will commence within two (2) years of receiving a certificate of occupancy for the non-
residential component of the development. The financial assurance shall be in an amount equal
to fifty percent (50%) of the construction valuation for the residential component of the
development by the Building Official. The City shall call the financial assurance and deposit the
proceeds in the City's Housing Trust Fund if construction has not commenced within two (2)
years of the issuance of the certificate of occupancy for the non-residential component of the
development. The financial assurance shall be in an amount equal to fifty percent (50%) of the
construction valuation for the residential of the development as determined by the Building
Official. The City shall call the financial assurance and deposit the proceeds in the City's
Housing Trust Fund if construction has not commenced within two (2) years of the issuance of
the certificate of occupancy for the non-residential component of the development.
SECTION 6. AMENDMENT TO TABLE OF PERMITTED USES FOR
COMMERCIAL DISTRICTS. That the table, entitled Table of Permitted and Conditional Uses
for Commercial Districts, which is located at Section 21A.26.080, Salt Lake City Code, shall be
and hereby is, amended, in part, as set forth in the attached Exhibit F.
SECTION 7. AMENDMENT TO SUMMARY TABLE OF YARD AND BULK
REQUIREMENTS—COMMERCIAL DISTRICTS. That the table, entitled Summary Table of
Yard and Bulk Requirements—Commercial Districts, which is located at Section 21A.26.090,
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Salt Lake City Code, shall be and hereby is, amended, in part, as set forth in the attached Exhibit
G.
SECTION 8. AMENDMENT TO STANDARDS FOR DESIGN REVIEW. That
Section 21A.59.060, Salt Lake City Code, pertaining to standards for design review be, and the
same hereby is, amended to read as follows:
21A.59.060 Standards For Design Review:
In addition to standards provided in other sections of this title for specific types of approval, the
following standards shall be applied to all applications for design review:
A. The development shall be primarily oriented to the street, not an interior courtyard
or parking lot,
B. The primary access shall be oriented to the pedestrian and mass transit,
C. The facade shall maintain detailing and glass in sufficient quantities to facilitate
pedestrian interest and interaction,
D. Architectural detailing shall emphasize the pedestrian level of the building,
E. Parking lots shall be appropriately screened and landscaped to minimize their
impact on the neighborhood,
F. Parking lot lighting shall be shielded to eliminate excessive glare or light into
adjacent neighborhoods,
G. Dumpsters and loading docks shall be appropriately screened or located within the
structure, and
H. Signage shall emphasize the pedestrian/mass transit orientation.
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I. Any new development must comply with the intent of the purpose statement of
the zoning district in which the project is located as well as adopted master plan policies and
design guidelines governing the specific area of the proposed development.
SECTION 9. AMENDMENT TO DEFINITIONS. That Section 21A.62.040, Salt Lake
City Code, pertaining to definitions be, and the same hereby is, amended to read, in part, as
follows:
"Off-site" means a lot that is separate from the principal use.
SECTION 10. EFFECTIVE DATE. This Ordinance shall become effective on the date
of its first publication.
Passed by the City Council of Salt Lake City, Utah this 13 day of December ,
2005.
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APPROVED AS 10 F-O`1 M
Salt e City Attorney's Oltf.:
Date 2.oQ o7
CHIEF DEPUTY CIT RECORDER
By
Transmitted to Mayor on December 3-, 2005
Mayor's Action: / Approved. _ Vetoed.
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CHIEF DEPUTY CI RECORDER
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Bill No. 89 of 2005. " '7'",h
Published: December 13, 2005 .1.77'
I:\Ordinance 05\Rezoning Various Properties and Making Other Amendments Pertaining to the Sugar House Area- 1 1-08-05 clean.doc
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EXHIBIT A -
URBAN DESIGN ELEMENT
URBAN DESIGN ELEMENT
INTRODUCTION
Urban design is the consideration and implementation of the functional and visual form
of a city or in this case,the Sugar House Community.The urban design clement of this
master plan presents recommendations in the form of guidelines or policies to preserve
and redevelop the urban form and character of Sugar House.In 1990,the City adopted a
citywide Urban Design Element that is applicable for development located in Sugar
House.Design considerations are also included in other elements of this Master Plan,the
Sugar House Business District Design Guidelines Handbook,and the City's Open Space
Plan.These resources must be consulted throughout the design review process of all
proposed development.
SUGAR HOUSE BUSINESS DISTRICT DESIGN GUIDELINES
The Sugar House Business District is well established as the center of commercial
activity for the community.Urban design guidelines should provide direction for new
development and redevelopment,fulfilling the land use development objectives for the
business district by encouraging and enhancing the pedestrian nature of the town center.
The town center streetscape is pedestrian-oriented and expresses the highest intensity of
use and streetscape amenities.The use of the Conditional Building and Site Design
Review process helps to assure compatibility with the master plans.
Policies
• New development in the Town Center should follow the design guidelines contained
in the City's Urban Design Element,the Sugar House Business District Design
Guidelines Handbook,and the guidelines in this Master Plan.
• Provide an entryway to the business district through skyline,land use,streetscape,
architecture,building setback continuity,and signage.
• Preserve the Sugar House Plaza Monument as the community focal point.
• Retain the historic scale and massing of existing buildings.
• Require all new buildings to be built to,or near the sidewalk,with varying setback
allowed for landscaping,public amenities,or outdoor dining.
• Require new buildings to include architectural detail at the pedestrian level.
• Retain views of the mountains where possible.
• Require ground level uses in the town center be uses that generate activity such as
restaurants,galleries,retail,entertainment and personal business services.
• Support the addition of art in public areas and incorporate art into new development
projects.
Design Review and Expansion of the Business District
Certain types of development in the"Commercial—Sugar House Business District"(C-
SHBD)zoning classifications require a Conditional Building and Site Design Review.
This process is necessary for those projects exceeding established building height and
size limits,or projects having special building design elements. The Conditional
Building and Site Design Review process allows the community,Planning Staff,and the
Planning Commission an opportunity to review the design and potential impacts of
significant construction.
The community believes that the benefits provided by the conditional building and site
design review process in the C-SHBD zone should be extended along the 2100 South
corridor in order to assure that the master plan is implemented and to integrate
compatible development along this corridor.It will also help facilitate transforming the
town center into a more transit and pedestrian-friendly corridor.It is also appropriate to
extend the zone southward to Interstate-80 as this area is considered to be part of the
Business District.Therefore,the Sugar House Business District zone should be expanded
to 1300 East to the east and 900 East on the west along both sides of 2100 South,and to
Interstate-80 to the south between 1100 East and 1300 East.Figure 12 illustrates the areas
for expansion of the business district.
The remaining areas along 2100 South also need improved site design standards.At a
minimum,commercial structures should be required to have a minimum percentage of
glass with entrances facing the street and parking located in the rear.This can be
achieved by amending the zoning ordinance in commercial zones,implementing
performance zoning standards or by designating a design overlay in strategic areas.
Improving site design standards for commercial development is strongly encouraged in
order to create a more aesthetic and pedestrian oriented development pattern.
Policies
• Support the expansion of the business district zone(C-SHBD)to designated areas in
order to implement design review and to create a more transit and pedestrian friendly
development pattern throughout the town center.
• Ensure improved site design standards for commercial development,particularly
along 2100 South,by amending the zoning ordinance,implement performance zoning
standards or by designating a design overlay zone.
Business District Land Use Designation Guidelines
There are several land use types that constitute the Sugar House Business District.These
include the town center scale mixed use,neighborhood scale mixed use,and open space.
Each of the land use designations are described below to convey their quality and
character,and policies are included in order to guide future development in these areas.
Town Center Scale Mixed Use
The Town Center orients around the Sugar House Monument Plaza and creates a strong
urban center to the District with businesses oriented directly to the street.Maintenance of
the existing setbacks in this area is essential to the character of a Town Center.
Mixed use development including a residential component,typically characterized by
either residential/office or residential/retail land use,receives an increased height bonus.
Other mixed use development such as retail/office or retail/commercial is allowed in this
area,but is not eligible for a height bonus.
Policies
• The first floor of buildings,which form the pedestrian environment,should be
occupied by retail establishments and restaurants having exterior fenestration details,
such as windows,doorways and signage that provide visual interest and a sense of
safety for pedestrians.
• Strive to provide multiple functional public entrances,or doors along the street-front.
These guidelines also apply to sides of buildings that border side streets and
pedestrian routes.
• Individual businesses should be accessed by doors opening onto the street and at
street level.
• In general all new buildings should be built to the sidewalk,however,if a setback is
used,it should be developed as plaza or pedestrian space that orients to the street or to
the Sugar House Monument Plaza.Otherwise,there should be no setback.
• Building setbacks in the retail core should be an extension of the sidewalk.Setbacks,
if used for public open space may be allowed through discretionary review.
Appropriate treatment within this urban space includes arcades,brick paving,planter
boxes,entrance promenades,plazas,outdoor dining,etc. Plaza spaces should be
shaped by the surrounding buildings and developed with landscaping,street furniture
and public art.They can be used for formal events,temporary events like a book sale,
and for special displays.They also can provide a shaded place for a pedestrian to rest.
Resurfaced water features should be explored as part of plaza development.
• Building height shall be limited,with appropriate step-backs incorporated into the
design to avoid completely shading pedestrian areas along the north side of 2100
South and the Hidden Hollow Nature Preserve on a winter solstice day.
Sugar House Center
The Sugar House Center warrants special attention as part of the Town Center Scale
Mixed Use designation in the business district. This specific area is located between
Highland Drive and 1300 East and bound by Wilmington to the north and 1-80 to the
south. This area has been developed as a regional scale commercial center with Shopko
functioning as the anchor store. Clients will travel three to five miles to shop at this
center and most will arrive via automobile. This area is auto intensive in nature and
characterized by retail shops surrounding a large asphalt parking area. The parking area
is not particularly pedestrian friendly and presents some hazard for those on foot. While
this site design is not ideal,the development itself serves the community and the City,
and contributes to the City's tax base. In addition,this regional scale commercial center
attracts customers/clients to the area that may patronize other smaller businesses in the
vicinity.
Although some pedestrian amenities and corridors were included as part of the original
design of this shopping center,the stores currently surround a large expanse of surface
parking affecting the individual's perception of being able to walk through the
development safely. Consequently,patrons of the shopping center drive from one store
to another rather than walk. Eliminating the amount of land used for surface parking,by
constructing structured parking and perhaps developing some of the existing parking area
for commercial or residential use,may prove to change this perception. A development
pattern of this nature will decrease the visible expanse of parking area and increase the
walkability of the shopping center.
Regional scale commercial development should remain as a viable option for this area.
The possibility of this type of development should coexist with the possibility of small
individually owned businesses. Both types of development can be realized given
thoughtful site design with the key goal of a pedestrian oriented community.
Market factors may influence the type of redevelopment for this section of the Sugar
House Business District. The following policies will ensure that the redevelopment in
this area is consistent with the general policies and guidelines of this Plan,while at the
same time allowing flexibility as the area redevelops according to market influences.
Policies
• Building to the street is desirable and encouraged,however it is recognized that this
design feature may not always be appropriate or feasible. The purpose of building to
the street is to encourage pedestrian circulation and to create an interesting aesthetic
environment. With this in mind,redevelopment proposals should consider pedestrian
circulation as a critical design feature. Building setback adjacent to the street should
be reviewed to assess the degree of compliance with the overall policies of this Plan.
• Provide parking structures and underground parking structures in order to address the
"sea of asphalt"issue,which detracts from the pedestrian experience.
• Provide landscaping and dedicated walkways as elements of design;recognizing the
coexistence of the regional commercial center with the key goal of community
walkability.
• Promote mixed use development including a residential component through the
incentive of building height bonuses.
• Provide safe and efficient pedestrian movement between this area and the Sugar
1-louse Commons to the north,Sugar House Park to the east,as well as other areas to
the west including Fairmont Park.
• Preserve the view corridor to the Wasatch mountains. Proposed structures along
1300 East should be designed in such a manner as to maximize the view corridor,
Town Center Overlay
The pedestrian orientation of the street-level development is of paramount importance in
this area.If a setback is used,it should be developed as plaza space that orients to the
street or to the Sugar House Monument Plaza.Otherwise,there should be no setback.
Plaza spaces should be shaped by the surrounding buildings and developed with
landscaping,street furniture and public art.It is important to think of buildings as shaping
space,rather than occupying it.They can be used for formal events,temporary events
like a book sale,and for special displays.They also can provide a shaded place for a
pedestrian to rest.Resurfaced water features should be explored as part of plaza
development.
Neighborhood Scale Mixed Use
Neighborhood Scale Mixed Use is lower in height but still orients directly to the street.
As in the Town Center Scale Mixed Use designation,the Neighborhood Scale Mixed Use
category includes a height bonus incentive for development of a residential component.
Policies
• Build to the street with no setback,strong street orientation and pedestrian scale.
• Provide exterior fenestration details such as windows,doorways,and signage at
commercial establishments that provide visual interest for pedestrians,
Open Space
While there arc no architectural guidelines specific to the open space areas,any
development visible to or facing onto the open space should have a strong orientation to
the open space area.The development should consider the open space as an amenity to
the area and present a"front door"image to the open space.Service areas should be
screened.
COMMUNITY COMMERCIAL DESIGN GUIDELINES
The Community Commercial streetscapes,such as land uses at the Brickyard Plaza and
along Highland Drive,acknowledge less-intensive uses compared to the Town Center
streetscapc and are oriented more to automobiles and less to pedestrians.1'he community
feels additional height would encourage a more interesting mix of uses.The following are
design policies for this area:
Policies
• Allow up to four stories in height depending on design and site layout--a mix of
heights is preferable.
• Strongly encourage design review through the planned development process or other
means if instituted by the City.
• Allow a mix of land uses to include housing,hotel,commercial/retail,office,
entertainment,and public facilities.
• Require buildings to address the public right-of-way with a pedestrian orientation,
including a minimum percentage of non-reflective glass and entrances facing the
street.
• Improve parking lot layouts and provide adequate buffering and landscaping.
• Recognize that the development of structured parking is preferred and may be
necessary,and encourage coordinated and shared parking programs.
• Require adequate parking for each development,and flexibility on parking standards
when served by other mobility options.
• Provide adequate landscaping and setbacks,particularly adjacent to residential uses.
• Require proper location and screening of loading docks and refuse collection areas.
• Adequately address pedestrian circulation and require the design of ingress-egress
areas to support the functions of the street systems.
• Emphasize landscaping and open space needs.
• Encourage quality signage.
NEIGHBORHOOD COMMERCIAL NODE DESIGN GUIDELINES
The neighborhood business streetscape is small scale but still orients directly to the street.
It is transit and pedestrian oriented,has on-street parking,wide sidewalks,street
furnishings,lighting and landscaping.The street level businesses are commercial and
retail in nature;while the upper level is either residential or office depending on
compatibility with the adjacent uses.
A neighborhood commercial center is a valuable,positive,element with the surrounding
residential neighborhood.These small businesses allow residents to do some of their
shopping or business without using the automobile.This is not only a benefit to the
environment,but adds to the ambiance of the neighborhood.
Many of these small businesses are locally owned,adding to the strength and diversity of
the local economy.Some of these businesses are located on isolated corners while others
are located in commercial nodes.The nodes in Sugar House that are recognized as
neighborhood shopping areas arc:
o 2100 South/2100 East;
o 2100 South/2300 East;
o 500 East/2100 South;
o 2700 South/2000 East;
o 2700 South/700 East;and
o Stratford Avenue/Glenmare Street.
The Stratford Avenue and Glenmare Street neighborhood shopping node is an example of
a center that is underutilized.However,implementation of certain urban design elements
could transition this into a compatible,more popular neighborhood shopping area,much
like the 1500 South/1500 East shopping area.These elements,which are applicable to all
small business areas,included the following:
Policies
• Remove curb cuts which fail to terminate in legal parking space.
• Remove asphalt from parking strips and re-landscape.
• Plant shade trees in the parking strip to continue the boulevard of trees found in the
residential streetscape.
• Create plaza space by shaping the surrounding buildings to the social space.
• Provide benches and shelters at bus stops and plaza spaces,along with other
streetscape amenities.
• Replace deteriorated sidewalk at the same width as found in the residential
streetscapc(minimum width of 4 feet).
• Implement signage guidelines:
o Signs should be pedestrian oriented and pedestrian scale:emphasizing wall,
blade,awnings or monument signs rather than pole signs.
o Off-premise signs are inappropriate and should not be allowed.
• Provide landscaped buffers between the commercial and residential uses.The use of
light-proof fencing of compatible materials and colors is encouraged.
• Upgrade site lighting fixtures with a unified theme of a pedestrian scale.
• Screen garbage receptacles or unsightly equipment.
• Identify parking with signage and delineate parking stalls.
• Locate parking areas behind all buildings.
• Reduce the"sea of asphalt"by providing landscaping and pedestrian walkways
within the parking lots,with landscaping and adequate buffering between residential
uses.
• Require commercial building on street frontages to have functional entrances face the
street and have at least forty percent non-reflective glass on the ground floor.
• Prohibition or strict control of drive-thru businesses.
RESIDENTIAL DESIGN GUIDELINES
Well-established single-family neighborhoods with bungalow architecture are typical of
many residential areas in Sugar House.The community has expressed a desire to preserve
the character and scale of existing residential neighborhoods by maintaining the desirable
architectural design and massing features that are common throughout a neighborhood.
How this is best implemented,however,and to what degree of regulation the community
is comfortable with,is undecided.
Methods to protect and enhance the character of an area by controlling inappropriate
development in established neighborhoods are varied.Guidelines can be applied to new
construction,demolitions,additions,or major alterations.Some options for
implementation include the creation of an historic or conservation district,administering
quantifiable performance standards,and/or establishing a design review board.Each
method has different levels of regulatory control,discretionary ability as well as varying
levels of administrative costs.Additionally,when the Westminster Small Area Plan is
completed,there may be recommendations that may provide guidance on preserving the
residential character of that area.All of these alternatives should be explored for their
applicability to preserve the neighborhood character of residential areas in Sugar House.
Policy
• Evaluate methods to preserve and enhance the character of residential neighborhoods
in Sugar House.
GATEWAYS
A gateway is a prominent entrance to a city,community or neighborhood and provides
residents and visitors their first perception of the community.They are an important part
of an area's image because they provide visitors and residents with their first visual
impression of the community.A gateway often frames a principal view and defines a
change in land use,providing a point of identity from which the viewer begins to evaluate
the form and scale of an area.
The Sugar House Community has an important gateway that begins at the mouth of
Parley's Canyon and continues along the East Bench Community down Parley's Way.On
the south side of this gateway,the Parley's Historic Nature Park in Parley's Gulch
preserves this open space natural area and enhances the natural environment of this
eastern gateway to Salt Lake City.Parley's Way itself would be greatly enhanced if
landscaped medians were established.This would not only present a more aesthetic
entrance,but would help buffer the residential area on the south side from the
commercial uses on the north side of the street.The Parley Pratt monument is also a new
gateway feature built with private funds at the corner of 2300 East and Parley's Way on
land donated by the City.The Sugar Flouse Business District has existing gateways
marked with monuments signs that can be updated with new monument greeting signs
when these have deteriorated.Other gateway points for the sub-community area include
areas on 700 East,2000 East, 1700 South and the intersection of Richmond and Highland
Drive.
Policies
• Develop Sugar house's gateways to provide a good first impression of the
community.
• Develop gateways in a fashion that strengthens the identity of Sugar House.Gateway
streets should be visually uncluttered,their views unobstructed.
• Preserve the major gateways in Sugar House.Business District gateways are as
follows:
o 2100 South and 900 East;
o 2100 South and 1300 East:
o 1100 East and Ramona;and
o Highland Drive and 1-80;
Community area gateways are as follows:
o 2100 South and 2300 East;
o 2100 South and 700 East;
o 2700 South and 700 East;
o Richmond and Highland Drive Intersection:
o 2700 South and 2000 East;
o 1700 South and 1100 East;and
o 1700 South and 1300 East.
• Improve gateway vistas and the immediate environment of the major gateway roads.
• Rehabilitate the areas immediately around gateways by providing landscaping and
special streetscape features.If thoughtfully installed,such improvements announce to
visitors that they have arrived.
• Remove overhead power transmission lines along streets in gateway and vista areas.
• Unify street light fixtures and equipment into a consistent design theme.
• Encourage development that takes advantage of natural features such as topography,
vegetation,water elements,etc.
URBAN FOREST
The"urban forest"is very important in Sugar House for both its aesthetic and
environmental benefits.A healthy tree canopy can mark the"event`that a community-
gathering place offers.Other benefits include providing wildlife habitat,replenishing
oxygen levels,and softening the effects of buildings and parking lots.Trees also supply
shade and reduce the urban heat island effect.
Reducing urban heat is of particular importance because it affects the overall health.
comfort and livability for citizens within every community.Urban heating has a direct
affect on energy consumption,regional climate,air and water quality,storm water
management and urban wildlife.Cool communities strategies should be incorporated into
the design of new development wherever possible.
Policies
• Support the Salt Lake City Urban Forest Management Plan.This plan incorporates
the Urban Forest Management Plan by reference into the Sugar House Master Plan.
• Encourage the use of"cool communities"strategies to improve comfort,health and
aesthetics within Sugar House.
• Inform and educated residents about"cool communities"strategies and their
beneficial effects on energy consumption,regional climate,air and water quality,
storm water management and urban wildlife.
• Encourage the use of drought tolerant urban vegetation,green roofs and strategically
placed trees.
• Promote the use of light colored buildings,roofs,streets and parking surfaces,along
with other technological measures such as permeable asphalt to reduce the amount of
impervious surface area in urban environments.
• Retain as many mature trees as possible on new development sites.
• All street trees should be retained,but where it is not feasible to do so,they should be
replaced on at least a one-to-one ratio if the existing spacing is appropriate for tree
species.
• Reforest park strips where trees do not now exist.
• Place utility lines underground and locate them in areas that do not conflict with street
trees in order to improve the appearance of the streetscape.
• Maintain adequate park strip width in new development to accommodate trees.
• Support funding to plant trees and other landscaping in the median on 1300 East
between 2100 South to 2700 South as well as 700 East;and coordinate this
landscaping with UDOT to determine the likely landscaping plans for the Interstate-
80 reconstruction project.
• Establish a grand boulevard design theme on 700 East.
• Continue to support street improvements for major arterials—encourage continued
capital improvement programming.
• Provide consistent administration of the Salt Lake City landscaping zoning
guidelines.
EXHIBIT B -
COMMERCIAL LAND USE
COMMERCIAL LAND USE
INTRODUCTION
Sugar House is a unique and wonderful part of the urban fabric of Salt Lake City,
because it represents the village nature of neighborhoods that existed before the
predominance of the automobile,which expanded distances between land uses and
people.It has truly had a sense of place in the development of the Salt Lake Valley.The
function of the area should not,however,be a museum or relic of our past;nor should it
he a case of"what was old is new again."The Sugar House area should be an ongoing,
vibrant and vital expression of today's community vision—a vision for the future based
on the traditions of the past.
In the development of this plan,the community clearly voiced a vision that encompasses
many types of land uses in order to create a synergistic and healthy neighborhood—a
place where people can live,work,shop and play with a distinct"Town Center."The
existing merchandise mix in the business district has the potential of integrating a
community atmosphere with the excitement of a regional town center:the Hidden Hollow
area including Parley's Creek offers a splendid community and commercial development
amenity;the Sprague Library is a long-standing community gathering place;and the
existing scale and pedestrian orientation of much of the area provides a good basis for
future development.
In general,the town center of Sugar House has a rather unique"Main Street"character
with small and specialized shops facing onto the narrow primary streets.Many of the
businesses are residential service and support uses or specialty retail shops that are
readily accommodated in small retail spaces.This"Main Street"quality is the desired
character for the heart of the community and offers the greatest potential to identify the
area as a unique town center with a strong pedestrian orientation.
SUGAR HOUSE BUSINESS DISTRICT
For many years the Sugar House Business District has not been developed to its full
potential.Commercial strip development decentralized commercial growth and reduced
the necessary level of concentration to function effectively as a cohesive commercial
district.Businesses have encroached into areas of single-family dwellings from the
incremental conversion of those dwellings to business use.Many properties had been
allowed to deteriorate and there was widespread concern about the long-term economic
vitality of Sugar House,
In response,the City prepared a master plan in 1986 for the business district that laid the
foundation for the economic revival of the business district.That plan was updated in
1995 with the adoption of the report:"Sugar House Business District:Strategies and
Recommendations—Update."This document has been incorporated into this master plan
thus,replacing the original business district plan.Since the mid-eighties there has been
significant interest in the area,with new ownership of commercial land,a major new
project completed(the Sugar I-louse Commons),and several projects in the planning
stages including the Redman Lofts and the Ballet West redevelopment projects.
The Sugar House Community will celebrate its 150`h anniversary on April 23,2004.
Sugar House has name recognition along the entire Wasatch Front.The Sugar House area
received its name from the sugar beet factory that was built in 1853.Sugar House was
chosen to honor the pioneers of the first sugar beet factory west of the Mississippi River.
The Sugar House name soon came to be used for the emerging commercial center at 1100
East&2100 South,as well as the surrounding residential neighborhood.The mill,an
adobe brick building designed by Truman O.Angell,was located near the southeast
corner of 2100 South and 1100 East.It never produced sugar,only molasses,but housed
many different uses over the years,including a paper mill,coal yard,and railroad
roundhouse.It was torn down in 1928 when local businessmen led a modernization effort
in Sugar House.The Sugar House Monument,dedicated in 1934 to honor the sugar beet
pioneers,continues to serve as a focal point of the Sugar House community.
Preserving the look and feel of the Sugar House Business District as a unique place will
continue to be a priority for residents and merchants alike.Part of the image and
character of the district is the older buildings that have made up the core area since early
in the 20`h Century.It is appropriate that special consideration be given to new
development that honors or contributes to the historic character.Adaptive re-use of
structurally sound buildings demonstrating potential economic viability is encouraged.
Getting in and out of the Business District efficiently,finding a place to park,and feeling
that walking is a safe and viable alternative to the automobile are essential to the long-
term success of the area.The community envisions an experience where a pedestrian can
walk from Sugar House Park to Fairmont Park,utilizing paths and sidewalks,to shop,
recreate,or just relax.As part of this experience,bringing Parley's Creek back to the
surface is strongly encouraged in future projects.It would greatly enhance the
pedestrians'experience as they follow Parley's Creek from Sugar House Park through
Hidden Hollow,the Commons project,the Granite Fumiture block and to Fairmont Park
with its pool,ponds,and stream.
Business District Goals and Objectives
Several major themes in the 1995 Business District plan must be re-emphasized:
• Honoring the historic scale and mass of buildings along 2100 South and 1100
East;
• Providing space for small tenants in the retail and office buildings that are
developed;
• Increasing a residential presence through a mixed land use pattern;and
• Directing development to be transit and pedestrian oriented.
Most of the original adopted goals and objectives of previous planning efforts will not
need to change as they are still reflective of the intent of development in the business
district.There are instances however,where reference to specific properties are made
which are no longer appropriate to these goals and objectives.Specifically,the Sugar
House Center block on 1300 East is no longer anticipated as purely a regional shopping
center,and building height maximums are revised to provide an incentive for upper-story
residential development.The goals and objectives for the business district are as follows:
• Reestablish the visible image of the Sugar House Business District as a"unique
place"offering pleasant and convenient commercial.retail,office,entertainment and
residential facilities.
• Direct a mixed land use development pattern that includes medium-and high-density
housing with the associated neighborhood amenities and facilities to support future
transit stations.
• Expand the Sugar House Business district with the mixed land use pattern to include
the regional shopping area adjacent to 1300 East and I-80.
• Establish the Sugar House Plaza Monument as the community focal point.
• incorporate building height envelopes fronting on 2100 South, 1100 East and
Highland Drive into a three-story maximum without a building setback,and a step-
back on upper stories to maintain an appropriate and historic scale and mass.
• Promote public art in the area with sculpture,infrastructure design and murals on
existing blank walls,as well as cultural activities,such as art fairs,festivals,concert
series and open-air markets.
• Support a human-scale environment by dividing large blocks into smaller blocks;and
provide public easements to ensure pedestrian and non-motorized access to and
through commercial developments.
• Incorporate pedestrian orientation and pedestrian amenities into development
alternatives;use convenient,interesting and attractive pedestrian linkages between
anchor attractions and around the monument area at 2100 South and 1 100 East.
• Provide for a comprehensive system of street graphics and signage for easy and
pleasant communication.
• Strive for retail building placement that is visible through existing view corridors,to
encourage pedestrian traffic to those businesses.
• Incorporate Parley's Creek into new development with at-surface water and
landscaping amenities with pedestrian orientation.
• Provide multi-modal transportation options that include transit and light rail,bicycle
and pedestrian facilities,as well as improved public streets to facilitate better
mobility,access and reduce traffic hazards.
• Incorporate adequate off-street parking into development with identified access,
proper buffering and landscaping;and encourage coordinated and structured parking.
• Remove impediments to land disposition and development through assembly of land
into reasonably sized and shaped parcels served by improved public utilities and new
community facilities.
• Eliminate obsolete structures unless they have historic or aesthetic value,and
encourage adaptive re-use of structurally sound buildings demonstrating potential
economic viability.
• Provide for the strengthening of the tax base,economic health and sustainability of
the community.
• Eliminate or alleviate flood potential within the area.
BUSINESS DISTRICT LAND USES
The purpose of the business district land use plan is to promote synergistic,mixed-use
development throughout the district as opposed to isolating individual uses.
Developments within an individual site can include a mix of residential,commercial,and
retail,or a site could he used solely for residential purposes.A mixed use development
may include any combination of residential,commercial,or service oriented land uses.
Since property owners and developers have more incentive to pursue only
commercial/retail projects,an increased height limit has been incorporated for projects
that provide a residential component.The business district land use designations focus
more on scale and massing than on recommending specific uses. The business district
land use designations are described below.
Regional Scale Commercial
This use is a regional commercial destination shopping area with strong automobile
orientation of design.Large parking lots designed without consideration for pedestrian
circulation are characteristic.The primary shoppers will travel three to five miles to shop
in the area and most will arrive by automobile.Development is oriented to major streets
with controlled access.The existing Sugar House Center with the ShopKo anchor is
typical of this kind of development.
Town Center Scale Mixed Use
The Town Center orients around the Sugar House Monument Plaza and creates a strong
urban center to the district with businesses oriented directly to the street.Uses include
retail,commercial and office uses with a broad mix of small and large tenants.Office
development offers a businesslike atmosphere with a variety of office configurations,as
well as convenient amenities and comfortable outdoor gathering spaces shaped by
building placement.The Town Center scale focuses around a transit/pedestrian oriented
commercial/retail with a strong street presence,wide sidewalks,street furnishings,
lighting and landscaping or a delineated and developed open space system of the same
character.The street level businesses are commercial and retail in nature,while the upper
levels can be either residential or office depending on compatibility of the adjacent uses.
Town Center Scale Mixed Use occurs primarily in the core area of the business district
surrounded by the Neighborhood Scale Mixed Use.
Neighborhood Scale Mixed Use
Neighborhood Scale Mixed Use is lower in scale but still orients directly to the street.
Uses include residential,retail and commercial businesses or primarily small tenants.It is
focused around a transit/pedestrian oriented commercial/retail area with a strong street
presence,wide sidewalks,street furnishings,lighting and landscaping.The street level
businesses are commercial and retail in nature,while the upper level can be either
residential or office depending on compatibility of the adjacent uses.Neighborhood Scale
Mixed Use occurs along the perimeter of the business district,and acts as a transition to
the adjacent residential and commercial uses.
Residential
Medium-high density residential development is} esed desirable in the area.
Residential development should be pedestrian oriented with direct access to open space
amenities or parks,landscaped streets with ample sidewalks and integrated gathering
spaces.It should have the feeling and scale of an urban neighborhood offering many
opportunities for interaction between residents and located close to neighborhood scale
support services.If built to the street;the lower levels should be occupied by retail and
commercial uses.If built with a setback,open space and landscaping,residential uses
may occupy the first floor.The Irving School Apartments are an example of residential
development located within the Sugar House Business District.
Institutional
These uses include existing public and institutional uses such as the fire station,library,
post office and schools.Grand institutional buildings should be located as a central focus
of the Business District,as Sprague Library is and as the previous Post Office was.
Should the historic Post Office building become available the return of that building to a
public use should be considered.The location of neighborhood police stations should be
visible to the pedestrian and incorporated into the street scene.
Open Space/Pedestrian Connections
These include large developed and naturalized open space around which a variety of
other uses are oriented and focused,as well as pedestrian connections throughout the area
between parks,open space,residences and the business district.It should represent a
regional landscape that is adapted to the local conditions and environment.It is a
connected system.which combines a variety of opportunities.Open space is the dominant
and focal element of the landscape and serves recreational as well as functional uses such
as storm water and flood control.It may include ponds and streams(Parleys Creek),
landscaped park areas and natural areas.While pedestrian connections are presumed to
occur along all of the streets within the area,there are also specific connections required
between the Parley's Creek Open Space corridor to surrounding and adjacent uses and
most particularly the Sugar House Monument,Sugar Ilouse Park,Fairmont Park and the
rail/trail connection.
BUSINESS DISTRICT DEVELOPMENT OPPORTUNITIES
This plan does not recommend wholesale urban renewal for the Sugar House area.
Rather,the thrust is to capitalize on the existing features and land-use components of the
area and identify opportunities for augmenting the existing strengths of the area through
diversification of land use.There are few development opportunities that are not
supported by current market conditions.The retail,office and residential markets are all
quite strong or strengthening in the Salt Lake area.Therefore,this is a good opportunity
for encouraging mixed-use development in the area--all could occur concurrently as
opposed to structuring a phased approach based on market demand for different uses.
Retail
Retail is the predominant use in the area at present(roughly 73 percent of the land area).
There is a long-standing tradition of the Sugar House area as a retail"hub."so this is not
surprising;there is development pressure for expansion of the regional-scale retail similar
to the Sugar House Center.While this development has been very successful,it has
increased traffic pressures in the area and expansion of a regional draw retail would
certainly add to this pressure.
Sugar House already has a large percentage of miscellaneous retail sales.Historically,
Sugar House has been known as a major center for fumiture-related retail.The major
"anchor,"Granite Furniture,has long been a mainstay of the Sugar House Business
District.Over the past two decades,many area furniture stores have been shifting their
locations south along Highland Drive and into the high-growth suburban locations.If this
trend continues,absent the larger anchor stores,the area's future as a destination for
furniture purchases is uncertain.
With access to the freeway system,Highland Drive and 2100 South,it is likely that the
area will remain a strong retail presence in the valley.With the traffic congestion,it may
be more desirable to expand the area's local shopping draw,as opposed to increasing its
regional draw.A review of the businesses located in the area suggests that there already
exist a fair number of community-based retail services.The need for an attractive and
convenient grouping,interesting to the pedestrian,remains an issue.Many of the local
businesses are in need of facade improvements.Public and private investment in facade
renovations,common signage,coordinated and shared parking programs,etc.,would help
promote the existing business base both within the local community and the region.
The introduction of movie theaters and evening shopping opportunities in the area by the
Sugar House Center has had a very positive impact on the area by expanding its"hours of
operation."These types of uses should be encouraged throughout the district.Full-service
restaurants that deal with both lunchtime and dinner trade should also be promoted in the
area.The Parleys Creek area could be a very good location for upscale restaurants and
clubs,which could orient toward the woods and the water providing a unique atmosphere
for dining.
Office
With the exception of two buildings,most of the office space in the Sugar House
Business District is small-tenant spaces in small or nontraditional office buildings.The
role of the Sugar House office market vis a vis the downtown office market is of concern
to Sugar I-louse residents,downtown organizations and planners.The purpose of office
development in the Sugar House area is not to supplant the downtown as the major office
employment core of the valley or to redirect the focus of the downtown area as the
financial center of the Intermountain West.Rather.the Sugar House sub-market offers
convenient office space within the city limits for small-and medium-sized businesses.
This market has the potential to expand.
The expansion of office use in the area is also critical to its development as a viable
mixed-use center by expanding the daytime population of the area and providing a
captured audience of shoppers for the abundant retail base.The interdependence of
service retail,eating and drinking establishments and office buildings will serve to
strengthen the area overall.To be viable and effective,those establishments must have
easy pedestrian access to the office buildings.
Residential
Medium-high density residential use has the opportunity to develop throughout the
business district,and is encouraged through a mixed-use development pattern with
"active"uses on the ground or street level.Live-work units are particularly suitable for
the business district that is striving to achieve an intensity of development that can
support a transit station and a 24-hour population.Reuse of existing structures is also
encouraged;the Redman Loft condominiums is one example of a successful adaptive
reuse project that will transform an otherwise underutilized structure.
BUSINESS DISTRICT ISSUES
Small Area Plan
The Community finds it essential that the area bounded by approximately 2100 South and
1-80 between 1300 East and 900 East he planned for and integrated into the business
district in a comprehensive manner.(Figure 5 identifies these boundaries.)For example,
the regional shopping center on 1300 East is currently developed as a traditional auto-
oriented shopping center with a discount department store and stand-alone restaurant
pads.The community desires that no additional land is designated"Regional Scale
Commercial"in the land use plan and encourages reuse of the area into a more pedestrian
oriented,mixed-use development.
Another improvement includes realigning the access to Sugarnont Drive by providing an
alternative cast-west linkage through the area.The portion of Sugarmont located between
McClelland and Highland Drive could be relocated to the north so that the east end of the
road aligns with Wilmington Avenue at the existing intersection of Wilmington Avenue
and Highland Drive.The existing traffic signal should be converted to a four-way signal
and the existing portion of Sugamront Drive should be vacated.This would enlarge the
parcel of land located between the two legs of the existing road and improve the
opportunity to convert the area to other land uses.The relocation of the road would occur
as the block located between Ilighland Drive&McClelland and 2100 South&
Sugarmont(the"Granite Furniture"block)redevelops.
In order to have a street pattern that minimizes traffic congestion,maximizes pedestrian
and transit options,and enhances retail and commercial opportunities a small area plan is
recommended for the core area of the business district.This specific master plan should
address parking and circulation and recommend new street patterns and design
modifications.For example,the'`Granite Furniture'and"ShopKo"blocks have
significant opportunity for redevelopment.As such,the mobility pattern within and
around these large blocks needs to be analyzed prior to any new development.
Policy
• Develop a small area master plan for the business district area bounded by 2100
South and I-80,between 1300 East and 900 East(as identified on the small area plan
map).This plan should include.but not be limited to,the following development
principles or solutions:
o Provide a pedestrian and bicycle circulation plan and identify the right-
of-way necessary to support multi-modal alternatives;
o Identify the location for a TRAX station as well as the preferred route
through the business district for a future light rail alignment;
o Divide large blocks into smaller blocks to allow more pedestrian
circulation through the business district and to reduce traffic congestion
within it;
o Redesign the present circulation system to provide better internal access
within the business district;
o Enhance pedestrian crossings along with traffic calming measures,and
provide access through the district that connects Sugar House Park,
Hidden I-lollow and Fairmont Park;
o Greatly increase landscaping along the 1300 East frontage;
o Provide for coordinated and structured parking,with underground
parking wherever possible;
o Provide a central public plaza with strong pedestrian connections to
other blocks;
o Evaluate the feasibility and impacts of expanding the monument plaza
into a Town Square by relocating the eastbound right-turn lane on 2100
South and reconnecting the Plaza with the sidewalk;
o Evaluate the feasibility and impacts of realigning Sugarmont Drive with
Wilmington Avenue at the Highland Drive intersection,in addition to
the extension of Elm Street to Highland Drive as a limited access or
pedestrian way;
o Include entertainment uses such as a theatre near the monument;
o Require new buildings to honor the historic character of the area;
o Preserve and restore viable historic buildings;
o Restore the water fountain functions of the monument;
o Plan for streetscape amenities,including transit shelters,a street lighting
theme,benches and street trees;and
o Utilize the Salt Lake Jordan Canal/McClelland corridor right-of-way as
a pedestrian link,especially as it transects the Granite Furniture block.
Small Businesses
As the Business District redevelops,a concern has arisen about keeping small businesses
a vital part of the district and the community.There is widespread agreement that the
presence of small and locally owned businesses is central to the charm and attractiveness
of Sugar House.The City Redevelopment Agency and Community and Economic
Development Department need to examine ways to preserve small businesses and
provide incentives for developers to accommodate these businesses in new projects.
One approach that has been successful in supporting locally-owned,small businesses is
the National Main Street program.The Main Street program approach is a comprehensive
strategy for downtown revitalization that incorporates elements of urban design,
marketing,business development and public/private sector cooperation.The Main Street
program emphasizes integrating all four of these factors into a strategy to restore and
sustain a community center.For example,an investment into streetscape improvements
alone,without an understanding of how to market and develop small businesses may
have little affect on the economic vitality of a district.This program also identifies the
importance of communication and cooperation between the business community and
local government in order to administer and sustain an organized effort to keep a district
healthy and successful.Although Sugar House does not qualify for this National
program,the program model can be used to support small businesses in the Sugar House
Business District as well as the small commercial nodes within residential
neighborhoods.
Policies
• Support locally-owned businesses to operate within the Sugar House business district.
• Provide varying types of office space for individuals or small businesses within new
development.
• Examine ways to preserve small businesses and provide incentives for developers to
accommodate these businesses into new projects.
• Educate business owners on the programs and services available that foster small
business development.
• Use the Main Street program model to support small businesses throughout the Sugar
House community.
Congestion
In order to preserve the attractiveness of the area,the City must ensure that the intensity
of development is managed and balanced with multi-modal options.As long as
automobile travel is the dominant form of transportation,individuals may he discouraged
from shopping in Sugar House if they find the entry streets to be too congested.Even if
each individual development provides adequate parking.if the master plan and zoning
regulations allow the area to be developed without other convenient mobility options,the
cumulative impact of traffic generated by the individual businesses and residential
developments will negatively impact the capacity of the streets.
Policies
• Ensure that new development is managed,balanced and designed with multi-modal
options so that automobile travel does not exceed the capacity of the street
infrastructure within the business district.
• Provide multi-modal options to alleviate the dependence upon automobile travel.
Traffic&Pedestrian Orientation
Automobiles traveling on 2100 South need to be slowed down through the core of the
business district.While acknowledging that 2100 South will be an active arterial street,
the community believes the business area is too impacted by speeding cars that make it
more difficult to create a pedestrian oriented environment.Businesses arc concerned that
the high speeds along 2100 South,1100 East,and Highland Drive make it difficult for
shoppers to explore their storefronts and discourages shoppers from stopping due to the
perceived danger of entering and exiting the roadway.
There are some specific suggestions on how to decrease speeds so pedestrians feel safer.
First,on-street parking can be used as a traffic-calming measure and as a buffer between
pedestrians and moving vehicles.On-street parking increases the pedestrian's sense of
safety by functioning as a physical harrier between the sidewalk and traffic,and slows
automobile speeds by narrowing the driver's sense of available space.Other traffic
calming measures include woonerfs,which are primarily found in European cities.
Woonerfs can provide a powerful signal for drivers to slow down because the design
indicates the roadway is a shared space,not just a thoroughfare for automobiles.All
traffic calming designs,including bulbouts,landscaped medians,roundabouts and others
should also be considered to manage automobile travel and make the streets safer for both
pedestrians and cyclists.
Second,additional places for pedestrians to cross 2100 South are needed.There is
currently only one signalized intersection(2100 South and 1 100 East)in the core area
where pedestrians can cross.The existing crosswalks at 1000 East and 1200 East should
be studied for modifications that would allow safer pedestrian crossing,such as button
activated pedestrian traffic signals.
Third,the City should study the feasibility of malting Highland Drive,south of 2100
South in the Business District a two-lane street,with a continuous center turn lane and
angled or parallel on-street parking."Back-in"angled parking,where the potential for
conflicts is reduced because the driver can see approaching traffic,should also be
considered as a way to more safely allow on-street parking.
The Business District can be improved in terms of making it a more pedestrian-oriented
experience.The City needs to think"pedestrian first"when approving new developments
or when implementing its own public works projects.This includes pedestrian circulation
between blocks and within individual developments.It is essential that pedestrian
crossings on 2100 South are added and the existing crossings are enhanced.Furthermore,
implementing a pedestrian first policy for the business district to ensure that the
pedestrian is given priority consideration when developing new projects or programs is
recommended.
Policies
• Implement a pedestrian first policy for the Sugar House Business District zone.
• Design 2100 South to provide for a safe pedestrian environment:and enhance all
pedestrian crossings along 2100 South.
• Evaluate if I Iighland Drive,south of 2100 South in the Business District can be made
into a two-lane street,with a continuous center turn lane with angled or parallel on-
street parking.
• Increase pedestrian access in the area of the Brickyard Shopping Center and the
Brickyard Apartments to the north and to the east across Richmond Street.
Parking
Notwithstanding this pedestrian orientation,for the next several years,the majority of
people using the area will arrive by automobile.Maintaining an efficient circulation
system and adequate parking to accommodate the automobile must be a priority.This
will not only facilitate the growth of businesses,it will help minimize adverse impacts on
the adjoining residential neighborhoods.Off-street parking located behind the businesses
can be provided,but it has become clear that cooperative agreements for shared parking
are necessary.In order to help assure that streets and parking areas are adequate to serve
future needs,the City should retain ownership of all property it currently owns in the
Business District,including streets,alleys,and parcels.until such time as comprehensive
development plans are implemented.Future rights-of-way could thus be acquired through
land trade arrangements rather than expenditure of capital funds.
Parking will continue to be an issue in the area in terms of configuration,the number of
stalls available and coordination between landowners.While new development should
provide sufficient parking to meet the minimum required by city ordinance,flexibility on
parking requirements may be an option in the future as light rail develops in the area.
However,until there is a significant shift in alternative modalities,shared parking and
parking structures should be encouraged.Shared parking should be formalized through
agreements between the landowners who intend to share the spaces.The creation of a
parking district has been recommended in prior planning studies and this concept still has
a great deal of merit for the area.In addition,Transportation Demand Management
techniques should be used within the Business District.
Coordinated parking should be strongly encouraged in the areas located along 2100
South,the Sugar House Center and surrounding the Granite Furniture area.
Encouragement of the development of joint-use parking facilities in these areas may
reduce some of the current deficiency if applied properly.Structured parking is also
strongly encouraged.particularly for larger projects,in order to increase the number of
available spaces while minimizing the land area used.Figure 6 illustrates potential
locations for both coordinated and structured parking facilities.
Policies
• Strongly encourage coordinated parking in the business district and around all
commercial node areas.
• Evaluate the feasibility of creating a parking district in the Sugar House Business
District.
• Strongly encourage structured and underground parking wherever feasible to
minimize the impacts upon surrounding land uses and reduce the land area used.
• Retain ownership of all publicly owned property in the Business District,including
streets.alleys,and parcels,so that future rights-of-way can be acquired through land
trade arrangements rather than expenditure of capital funds.
Entertainment
Another way to make the Business District viable and interesting long-term is to provide
more entertainment uses such as a new theatre in the area of the monument.
Consideration should be given to a theatre that will accommodate live music and theatre,
as well as film.
Policy
• Support the development of a theatre that will accommodate live music and theatre,
as well as film in the Sugar House business district.
Reinvestment
The large capital investment needed for the revitalization of the Sugar House Business
District will require commitment from both the private and public sectors.While
substantial private investment is the key to economic growth,local government can assist
by providing physical improvements and appropriate development regulations and
incentives.The City must be committed to implement key public infrastructure
improvements and maintenance of public spaces.
Policy
• Support ongoing reinvestment into the business district to ensure the long-term
sustainability of the area.
CITY REDEVELOPMENT AGENCY
In 1986,the Redevelopment Agency of Salt Lake City(RDA)declared the Sugar House
Business District a project area,making it eligible for RDA assistance.This designation
allows the RDA to provide assistance and encourage development to occur within the
area(Figure 7)consistent with the goals of the Master Plan.The RDA will continue to
participate in the redevelopment and improvement of property within the Business
District until its authority expires in 2011.
The overall goal of the Sugar House Neighborhood Development Plan,adopted in 1986,
is to re-establish the visible image of the business district as a unique place offering
pleasant and convenient commercial,retail,office,entertainment,and residential
facilities.Other development objectives outlined within the plan include:Eliminate
physical and economic blight by removing deteriorated and functionally obsolete
structures of no historic or aesthetic value,encourage rehabilitation and adaptive re-use
of structurally sound buildings,and provide improved public streets and road access to
the area to facilitate better traffic circulation.
Since the adoption of the redevelopment project area,the RDA has been involved in
several projects,including the Commons at Sugar House retail center and the Irving
Schoolhouse Apartments project.It is hoped that the recent completion of these,and
other redevelopment projects in the area,will encourage additional private investment
and development creating a more stabilized and vibrant commercial center.
Short term redevelopment goals for the area include:development of the property south
of Hidden Hollow along Wilmington Avenue,construction of street,traffic and parking
improvements,as well as development of multi-family housing near Fairmont Park.The
Agency will also continue to provide assistance to property ovmers interested in
rehabilitating their property.
The ability of the RDA to invest in this area helps entice redevelopment of the
commercial center.However,these available funds must he used for projects that are in
compliance with and implement the policies and recommendations of this community
master plan and the redevelopment plan.In order to have quality projects proceed in the
Business District,it is essential that the RDA work closely with other City departments,
especially Planning.The RDA's implementation strategies should be developed in
coordination with other City departments.
Policies
• Ensure close coordination and communication between the RDA and other
departments when planning for and implementing projects within the redevelopment
area of the business district.
• Maximize investment opportunities offered by the RDA for rehabilitating property in
the Business District until its authority expires in 2011.
• Include public art in RDA redevelopment plans.
THE BRICKYARD PLAZA
The redevelopment of the old Brickyard industrial site by the private sector to a mixed-
use commercial,office,and residential development was completed in phases throughout
the late 1970's and early 1980's.The development contains a community-level
commercial mall with 312.000 square feet of retail space,an anchor department store,
retail shops,and office space.The medium-density residential development contains 108
condominium dwelling units.
Over the years,the center has had on-going changes in tenants and continued
reinvestment.The center remains a vibrant.auto-oriented retail center for the Sugar
House Community,the City and outlying residential communities.However,with the
prospect of a future light rail route going south near the Brickyard development,it has the
potential to become a more transit and pedestrian oriented area.'Therefore,the area
should be supported with appropriate zoning and land use plan that allows for this long-
term transition.
Policies
• Plan for new development in this area to provide a mixture of land uses that support a
pedestrian orientation and transit.
• Maintain Richmond Street(1300 East)as a major arterial with limited access.
Richmond Street should be widened from 3300 to the current city limits to provide
consistency in travel lanes.Curb,gutter,sidewalk and street lighting improvements
are also needed in this area.
• Ensure that additional annexations to the City at the Brickyard Plaza or adjacent area
comply with land use goals,objectives,and policies of the Sugar House Master Plan
and any other applicable Citywide plans.
• Provide access and reopen obstructed segments of the Salt Lake Jordan
Canal/McClelland'frail Corridor.
STRIP COMMERCIAL
The Sugar House Community contains numerous strip commercial areas.Some of these
developed around the 1100 East-2100 South commercial node when 2100 South was a
major east-west highway route through the City.In the late 1960's,the construction of
Interstate 80 through the Sugar House Community reduced traffic along 2100 South and
thus reduced the patronage of the strip commercial businesses.Today the economic
health of the strip commercial areas varies.
While new businesses open and are thriving,there are still underutilized parcels and
hoarded-up buildings.Sugar House has adequate amounts of commercially zoned land.
No additional land needs to be designated commercial in the master plan or zoned for
commercial development.Furthermore,the expenditure of limited resources to revitalize
an elongated commercial area may he inefficient and unsuccessful.
Therefore,allowing opportunities for mixed use and adjusting site design standards for a
more pedestrian orientation is recommended.Amending the commercial zones to require
new design standards is one method to require a more pedestrian orientation.
Performance zoning techniques can also be used to improve site design standards.
Another option is to institute a design overlay zone along areas of 2100 South.Improving
the design orientation of strip commercial areas is strongly recommended and may help
to attract more patrons to the commercial developments.
Policies
• Prohibit the expansion of commercial sites into residential areas.
• Improve visual and physical impacts through careful design review or site review.
• Improve urban design elements of strip commercial areas by using performance
zoning,an overlay design district or amending the zoning ordinance to enhance site
design standards to address the following principals:
o Encourage quality signage;
o Require buildings to address the public right-of-way with a pedestrian
orientation,including a minimum percentage of non-reflective glass and
entrances facing the street;
o Reduce the number of opportunities where pedestrian and automobile routes
intersect;
o In areas that pedestrian and automobile routes intersect,raise the pedestrian
grade and use bulbouts to make the pedestrian more visible to motorists;
o Provide adequate car length on parking stalls to avoid automobile bumpers
from overhanging walkways,thus reducing the walkway width for
pedestrians.
o Improve parking lot layouts and provide adequate buffering and landscaping;
o Require adequate parking for each development,and flexibility on parking
standards when served by other mobility options:
o Provide adequate landscaping and setbacks,particularly adjacent to residential
uses;
o Require proper location and screening of loading docks and refuse collection
areas;and
o Address pedestrian circulation,and require the design of ingress-egress areas
to support the functions of the street systems.
NEIGHBORHOOD COMMERCIAL
Small commercial centers located within or immediately adjacent to neighborhoods
provide a necessary service to Sugar House residents.historically,however,the demand
for neighborhood convenience stores has been varied,particularly with the emergence of
regional shopping centers and easy access to transportation facilities.Today,there is a
renewed recognition of the value of having neighborhood businesses that residents can
walk to instead of having to drive to.In addition,neighborhood businesses are frequently
locally owned so more of the profits stay in the area.
Neighborhood commercial areas may consist of four-corner sites or isolated parcels.The
businesses range from grocery stores to restaurants.Some neighborhood business centers
identified in the land use plan are at 2100 South and 2100 East,Stratford Avenue and
Glenmare Street,2700 South and 2000 East,and portions of 2300 East and Parley's Way.
The community supports a citywide effort to revise and strengthen the Neighborhood
Commercial zoning district.Changes that are recommended in that zoning district
include:
o Eliminating incompatible automobile-oriented uses where allowed;
o Requiring windows on the first floor of new buildings with entrances facing
the street and parking located in the rear;
o Providing a pedestrian circulation component in every development approved;
o Requiring multiple public entrances in new larger buildings;
o Requiring design review or site design standards:and
o Requiring signage to be at the pedestrian level.
Additionally,the City should give serious consideration to creating a new less intensive
neighborhood commercial zone or using performance zoning techniques to allow single
parcels to be zoned commercially.Notwithstanding the acknowledgement that
neighborhood business can be positive for the City and neighborhood,the community
emphasizes the need to protect adjoining residences from negative impacts of these
commercial uses.These impacts include:lighting,noise,litter,smells,insensitive design,
traffic and parking.
The issue of nonconforming properties deserves particular attention.These are properties
that are used for commercial or business purposes,but are zoned residential.As
nonconforming property, the business is very limited in terms of expansion or rebuilding,
even if a disaster strikes. In some cases, these nonconforming businesses have been
present and operating for many decades and have served the surrounding residential area
without undue harm to that neighborhood. However, rezoning the property to commercial
bestows upon that property significant value and rights including allowing the possibility
that the current use could be replaced with any use permitted in the commercial zone.
Therefore, the City should be cautious in rezoning these nonconforming properties to
commercial. Each one should be considered on its own merits with the public and
surrounding residents given the opportunity to provide input into the decision making
process.
The City should also consider the establishment of a distinct new zoning status for these
properties that would give the property owner some certainty (e.g., the right to rebuild
after a fire) without raising the status to full commercial zoning. This concept could be
called "legal conforming" status, which the City already uses in a few discrete
circumstances especially for residential land uses.
Policy
• The City should explore new techniques and ordinances that support small businesses
to serve residents within the surrounding neighborhood while mitigating impacts that
may adversely affect the residential character of the neighborhood.
EXHIBIT C -
SUGAR HOUSE FUTURE
LAND USE MAP
Sugar House Future Land Use Map
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EXHIBIT D -
REZONED PROPERTIES
REZONED PROPERTIES
Legal Description:
Salt Lake County Sidwell Parcel Numbers:
NEW OLD
PARCEL ADDRESS ZIP_CODE ZONING ZONING
1617457031 1970 S 1200 E 84105 CSHBD1 RMF-45
1617457007 1975 S 1100E 84106 CSHBD2 C-SHBD
1617457013 2007 S 1100E 84106 CSHBD2 C-SHBD
1617476037 2070 S DOUGLAS ST 84105 CSHBD2 CB
1620226001 2033 S 1200E 84105 CSHBD2 CB
1620226006 1235 E 2100 S 84106 CSHBD2 CB
1620226007 1237 E 2100 S 84106 CSHBD2 CB
1620226008 1239E 2100 S 84106 CSHBD2 CB
1620226009 1241 E 2100 S 84106 CSHBD2 CB
1620226010 2097 S 1200E 84105 CSHBD2 CB
1620226005 1213 E 2100 S 84106 CSHBD2 CB
1 1620204006 2137 S 1000 E 84106 CSHBD2 C-SHBD
1620204007 2143 S 1000E 84106 CSHBD2 C-SHBD
1620204014 2140 S MCCLELLAND ST 84106 CSHBD2 C-SHBD
1620204015 2146 S MCCLELLAND ST 84106 CSHBD2 C-SHBD
1620204016 2150 S MCCLELLAND ST 84106 CSHBD2 C-SHBD
1620204020 1021 E ELM AVE 84106 CSHBD2 C-SHBD
1620204021 1023 E ELM AVE 84106 CSHBD2 C-SHBD
1620204022 1027E ELM AVE 84106 CSHBD2 C-SHBD
1620204023 1033 E ELM AVE 84106 CSHBD2 C-SHBD
1620205001 1002 E ELM AVE 84106 R-1-5000 RMF-35
1620205002 1010E ELM AVE 84106 R-1-5000 RMF-35
, 1620205003 1014 E ELM AVE 84106 R-1-5000 RMF-35
1620205018 1034 E ELM AVE 84106 CSHBD2 RMF-35
1620205008 2187 S 1000 E 84106 R-1-5000 RMF-35
1620205009 2193 S 1000E 84106 R-1-5000 RMF-35
1620205018 1034 E ELM AVE 84106 CSHBD2 RMF-35
1620205019 2190 S MCCLELLAND ST 84106 CSHBD2 C-SHBD
1620205019 2190 S MCCLELLAND ST 84106 CSHBD2 C-SHBD
1620205014 2202 S MCCLELLAND ST 84106 CSHBD2 C-SHBD
1620205014 2202 S MCCLELLAND ST 84106 CSHBD2 C-SHBD
1620205010 2195 S 1000 E 84106 R-1-5000 RMF-35
1620205011 2205 S 1000E 84106 R-1-5000 RMF-35
1620205016 2206 S MCCLELLAND ST 84106 CSHBD2 C-SHBD
1620205016 2206 S MCCLELLAND ST 84106 CSHBD2 C-SHBD
1620205017 2206 S MCCLELLAND ST 84106 CSHBD2 C-SHBD
1620205012 2211 S 1000 E 84106 R-1-5000 RMF-35
1617456025 2008 S 1100E 84106 CSHBD2 C-SHBD
1617456006 1068 E HOLLYWOOD AVE 84105 CSHBD2 C-SHBD
1617456017 1980 S 1100E 84106 CSHBD2 C-SHBD
1
11617456018 1988 S 1100E 84106 CSHBD2 C-SHBD
1617456018 1988 S 1100E 84106 CSHBD2 C-SHBD
1617456019 1994 S 1100E 84106 CSHBD2 C-SHBD
1617383010 2017 S LINCOLN ST 84105 CSHBD2 RMF-35
1617456022 2012 S 1100E 84106 CSHBD2 C-SHBD
1617456011 2007 S MCCLELLAND ST 84105 CSHBD2 C-SHBD
1617383017 2010 S 1000E 84105 CSHBD2 C-SHBD _
1620127009 909E 2100 S 84106 CSHBD2 C-SHBD
1620127010 945E 2100 S 84106 CSHBD2 C-SHBD
1617383011 2041 S LINCOLN ST 84105 CSHBD2 C-SHBD
1617383018 2034 S 1000E 84105 CSHBD2 C-SHBD
1617455014 2019 S 1000E 84105 CSHBD2 C-SHBD
1617455025 1033E 2100 S 84106 CSHBD2 C-SHBD
1617456012 2015 S MCCLELLAND ST 84105 CSHBD2 C-SHBD
1620202008 1095E 2100 S 84106 CSHBD1 C-SHBD
1617456013 2019 S MCCLELLAND ST 84105 CSHBD2 C-SHBD
1620202004 1061 E 2100 S 84106 CSHBD1 C-SHBD
1617456014 2023 S MCCLELLAND ST 84105 CSHBD2 C-SHBD
i 1617383012 2025 S LINCOLN ST 84105 CSHBD2 C-SHBD
1617383019 2040 S 1000E 84105 CSHBD2 C-SHBD
1620201001 1001 E 2100 S 84106 CSHBD2 C-SHBD
1620201002 1011 E 2100 S 84106 CSHBD2 C-SHBD
1617456015 2027 S MCCLELLAND ST 84105 CSHBD2 C-SHBD
1620203005 1137 E 2100 S 84106 CSHBD1 C-SHBD
1620202009 1045 E 2100 S 84106 CSHBD1 C-SHBD
1620202010 1049 E 2100 S 84106 CSHBD1 C-SHBD
11620202003 1053 E 2100 S 84106 CSHBD1 C-SHBD
1620201005 1025 E 2100 S 84106 CSHBD2 C-SHBD
1617455025 1033 E 2100 S 84106 CSHBD2 C-SHBD
1620227001 2071 S DOUGLAS ST 84105 CSHBD2 CB
1620201007 1021 E 2100 S 84106 CSHBD2 C-SHBD
1620227002 1251 E 2100 S 84106 CSHBD2 CB
1620227003 1255 E 2100 S 84106 CSHBD2 CB
1620227008 1269E 2100 S 84106 CSHBD2 CB
1620202005 1063 E 2100 S 84106 CSHBD1 C-SHBD
1620128001 955E 2100 S 84106 CSHBD2 C-SHBD
1620128002 959E 2100 S 84106 CSHBD2 C-SHBD
1620128003 967E 2100 S 84106 CSHBD2 C-SHBD
1620128004 973 E 2100 S 84106 CSHBD2 C-SHBD
1620128005 975 E 2100 S 84106 CSHBD2 C-SHBD
1620128006 2092 S 1000 E 84105 CSHBD2 C-SHBD
1620202002 1053 E 2100 S 84106 CSHBD1 C-SHBD
1620134003 2135 S 900E 84106 CSHBD2 CB
1620136015 944E 2100 S 84106 CSHBD2 C-SHBD
1620136002 960 E 2100 S 84106 CSHBD2 C-SHBD
1620136014 974 E 2100 S 84106 CSHBD2 C-SHBD
1620204001 1006 E 2100 S 84106 CSHBD2 C-SHBD
1620204002 1020 E 2100 S 84106 CSHBD2 C-SHBD
2
1620204003 1026E 2100 S 84106 CSHBD2 C-SHBD
1620204004 1030 E 2100 S 84106 CSHBD2 C-SHBD
1620229051 1220E 2100 S 84106 CSHBD1 C-SHBD
1620229003 1238 E 2100 S 84106 CSHBD1 C-SHBD
1620229050 1206E 2100 S 84106 CSHBD1 C-SHBD
1620229044 2110 S 1300E 84106 CSHBD1 C-SHBD
1620207013 1102E 2100 S 84106 CSHBD1 C-SHBD
1620206001 1050 E 2100 S 84106 CSHBD1 C-SHBD
1620206002 1062 E 2100 S 84106 CSHBD1 C-SHBD
11620206003 1076 E 2100 S 84106 CSHBD1 C-SHBD
1620206004 1074 E 2100 S 84106 CSHBD1 C-SHBD
1620206005 1080E 2100 S 84106 CSHBD1 C-SHBD
1620206007 2102 S HIGHLAND DR 84106 CSHBD1 C-SHBD
1620206006 2112 S HIGHLAND DR 84106 CSHBD1 C-SHBD
1620204005 2125 S 1000E 84106 CSHBD2 C-SHBD
1620204011 2124 S MCCLELLAND ST 84106 CSHBD2 C-SHBD
1620229010 2118 S 1300E 84106 CSHBD1 C-SHBD
1620229043 2110 S 1300E 84106 CSHBD1 C-SHBD
1620229052 1232 E 2100 S 84106 CSHBD1 C-SHBD
1620206008 2131 S MCCLELLAND ST 84106 CSHBD1 C-SHBD
1620206022 2131 S MCCLELLAND ST 84106 CSHBD1 C-SHBD
1620206023 2155 S MCCLELLAND ST 84106 CSHBD1 C-SHBD
1620136005 2131 S LINCOLN ST 84106 CSHBD2 RMF-35
1620136009 2126 S 1000E 84106 CSHBD2 I
1620204012 2128 S MCCLELLAND ST 84106 CSHBD2 C-SHBD
1620229011 2120 S 1300E 84106 CSHBD1 C-SHBD
1620136010 2134 S 1000E 84106 CSHBD2 I
1620206009 2137 S MCCLELLAND ST 84106 CSHBD1 C-SHBD
1620204013 2136 S MCCLELLAND ST 84106 CSHBD2 C-SHBD
1620206039 2140 S HIGHLAND DR 84106 CSHBD1 C-SHBD
1620229046 2152 S 1300E 84106 CSHBD1 C-SHBD
1620136011 2140 S 1000E 84106 CSHBD2 I
1620206010 2143 S MCCLELLAND ST 84106 CSHBD1 C-SHBD
1620229013 2162 S 1300 E 84106 CSHBD1 C-SHBD
1620207013 1102E 2100 S 84106 CSHBD1 C-SHBD
1620207015 1102E 2100 S 84106 CSHBD1 C-SHBD
1620206011 2147 S MCCLELLAND ST 84106 CSHBD1 C-SHBD
1620136012 2156 S 1000 E 84106 CSHBD2 I
1620229065 2150 S 1300 E 84106 CSHBD1 C-SHBD
1620206012 2153 S MCCLELLAND ST 84106 CSHBD1 C-SHBD
1620206013 2157 S MCCLELLAND ST 84106 CSHBD1 C-SHBD
1620206040 2144 S HIGHLAND DR 84106 CSHBD1 C-SHBD
1620136013 2160 S 1000 E 84106 CSHBD2 I
1620206014 2163 S MCCLELLAND ST 84106 CSHBD1 C-SHBD
1620206027 2160 S HIGHLAND DR 84106 CSHBD1 C-SHBD
11620206015 2185 S MCCLELLAND ST 84106 CSHBD1 C-SHBD
1620229066 2180 S 1300 E 84106 CSHBD1 C-SHBD
j 1620229064 1251 E WILMINGTON AVE 84106 CSHBD1 C-SHBD
3
1620229068 1201 E WILMINGTON AVE 84106 CSHBD1 C-SHBD
i 1620135001 2171 S 900 E 84106 CN CB
1620206037 2174 S HIGHLAND DR 84106 CSHBD1 C-SHBD
1620135008 910 E ELM AVE 84106 CN CB
1620135009 916E ELM AVE 84106 CN CB
1620135010 922 E ELM AVE 84106 R-1-5000 RMF-35
1620135011 924E ELM AVE 84106 R-1-5000 RMF-35
1620135012 932 E ELM AVE 84106 R-1-5000 RMF-35
1620135013 940E ELM AVE 84106 R-1-5000 RMF-35
1620137001 948 E ELM AVE 84106 R-1-5000 RMF-35
1620137002 956 E ELM AVE 84106 R-1-5000 RMF-35
1620137003 960 E ELM AVE 84106 R-1-5000 RMF-35
1620137004 968E ELM AVE 84106 R-1-5000 RMF-35
11620137005 974 E ELM AVE 84106 R-1-5000 RMF-35
1620137006 980 E ELM AVE 84106 R-1-5000 RMF-35
1620135002 2175 S 900E 84106 CN CB
1620206033 2195 S MCCLELLAND ST 84106 CSHBD1 C-SHBD
' 1620206035 2195 S MCCLELLAND ST 84106 CSHBD1 C-SHBD
1620135003 2179 S 900E 84106 CN CB
1620206028 2168 S HIGHLAND DR 84106 CSHBD1 C-SHBD
1620206029 2182 S HIGHLAND DR 84106 CSHBD1 C-SHBD
1620206038 2174 S HIGHLAND DR 84106 CSHBD1 C-SHBD
1620135004 2185 S 900E 84106 CN CB
1620135019 2193 S 900E 84106 CB CB
1620135014 2186 S LINCOLN ST 84106 R-1-5000 RMF-35
1620137007 2187 S LINCOLN ST 84106 R-1-5000 RMF-35
1620137012 2188 S 1000 E 84106 R-1-5000 RMF-35
1620206030 2188 S HIGHLAND DR 84106 CSHBD1 C-SHBD
1620135005 2191 S 900 E 84106 CN CB
1620135015 2190 S LINCOLN ST 84106 R-1-5000 RMF-35
1620137008 2195 S LINCOLN ST 84106 R-1-5000 RMF-35
1620137013 2192 S 1000 E 84106 R-1-5000 RMF-35
1620135006 2195 S 900E 84106 CN CB
1620137014 2196 S 1000 E 84106 R-1-5000 RMF-35
1620276039 2201 S HIGHLAND DR 84106 CSHBD1 CS
1620206026 1029 E SUGARMONT DR 84106 CSHBD1 C-SHBD
1620276029 1214 E WILMINGTON AVE 84106 CSHBD1 CS
1620135016 2198 S LINCOLN ST 84106 R-1-5000 RMF-35
1620276030 2210 S 1300E 84106 CSHBD1 CS
1620206034 2215 S MCCLELLAND ST 84106 CSHBD1 C-SHBD
1620137009 2197 S LINCOLN ST _ 84106 R-1-5000 RMF-35
1620206031 2200 S HIGHLAND DR 84106 CSHBD1 C-SHBD
1620276040 2202 S 1300 E 84106 CSHBD1 CS
1620137015 2200 S 1000 E 84106 R-1-5000 RMF-35
1620276031 2202 S 1300E 84106 CSHBD1 CS
1620135007 2205 S 900E 84106 CN CB
1620135017 2204 S LINCOLN ST 84106 R-1-5000 RMF-35
1620137010 2203 S LINCOLN ST 84106 R-1-5000 RMF-35
4
1620137016 2204 S 1000 E 84106 R-1-5000 RMF-35
1620135018 2208 S LINCOLN ST 84106 R-1-5000 RMF-35
1620137011 2207 S LINCOLN ST 84106 R-1-5000 RMF-35
1620137017 2208 S 1000 E 84106 R-1-5000 RMF-35
1620206032 2220 S HIGHLAND DR 84106 CSHBD1 C-SHBD
j 1620252006 1116 E SUGARMONT DR 00000 CSHBD1 CB
1620276041 2240 S 1300 E 84106 CSHBD1 CS
1620252007 2234 S HIGHLAND DR 84106 CSHBD1 CB
1620276042 2254 S 1300 E 84106 CSHBD1 CS
1620253001 2257 S 1100E 84106 CSHBD1 CB
1620253003 2262 S HIGHLAND DR 84106 CSHBD1 CB
1620276043 2272 S 1300 E 84106 CSHBD1 CS
1620276037 2290 S 1300 E 84106 CSHBD1 CS
1620276045 MULTIPLE ADDRESSES 84106 CSHBD1 CS
1620276003 2263 S HIGHLAND DR 84106 CSHBD1 CS
1620253005 2268 S HIGHLAND DR 84106 CSHBD1 CB
1620253011 2288 S HIGHLAND DR 84106 CSHBD1 CB
1620253009 2272 S HIGHLAND DR 84106 CSHBD1 CB
1620253002 1121 E ASHTON AVE 84106 CSHBD1 CB
1620253010 2282 S HIGHLAND DR 84106 CSHBD1 CB
1620253012 2292 S HIGHLAND DR 84106 CSHBD1 CB
1620276032 2299 S HIGHLAND DR 84106 CSHBD1 CS
1620276038 2294 S 1300E 84106 CSHBD1 CS
1620253008 2314 S HIGHLAND DR 84106 CSHBD1 CB
1620276044 2305 S HIGHLAND DR 84106 CSHBD1 CS
1620254001 1100 E ASHTON AVE 84106 CSHBD1 CB
1620254002 1102 E ASHTON AVE 84106 CSHBD1 CB
1620254003 1104 E ASHTON AVE 84106 CSHBD1 CB
1620254004 1114 E ASHTON AVE 84106 CSHBD1 CB
1620254009 1132 E ASHTON AVE 84106 CSHBD1 CB
1620254007 1154 E ASHTON AVE 84106 CSHBD1 CB
1620276036 2319 S HIGHLAND DR 84106 CSHBD1 CS
1620276035 2319 S HIGHLAND DR 84106 CSHBD1 CS
1620205004 1024 E ELM AVE 84106 CSHBD2 RMF-35
1617457041 1155 E 2100 S 84106 CSHBD1 RMF-45
1620203006 MULTIPLE ADDRESSES 84106 CSHBD1 C-SHBD
1617457009 1983 S 1100E 84106 CSHBD2 C-SHBD
1617457011 1987 S 1100 E 84106 CSHBD2 C-SHBD
1617457012 2005 S 1100E 84106 CSHBD2 C-SHBD
1617457014 2011 S 1100E 84106 CSHBD2 C-SHBD
i 1617457015 2015 S 1100E 84106 CSHBD2 C-SHBD
5
EXHIBIT E -
SUGAR HOUSE
COMMUNITY ZONING MAP
Sugar House Community Zoning Map
11.1 I I = -__ �_ 1- \ - ---- I i L111_111llJ III 1 I �_ 1 I I
—1.I_ _ - `_ ---\ .- ,»...tB�/AO'VAA _ ��w ,300.
' ___-__ —
II
— — L 71,E 'r __ ��o
--1_— —� I HOLLYWOOD AVE - z___ - Ol t^i'mu --- _ a o ❑ _
_ --- LT� 11r1 Ill E I1_Lw 1� r t., ___ ={ __ �� ' = C.�CSHBD-1, Sugar House Business
- - u- - -.. nii
_ _ __ - i L_J CSHBD 2, Sugar House Business
2 c: �I' — o - --o- ,
4 , - -- o CB, Community Business
u w T Z
,_ ., ` o _ "` CC, Commercial Corridor
of _ L 1 J - __[
-. t ? �(I�II CN, Neighborhood Commercial
- - I LIJ_L--I " '' CS, Community Shopping
�* si00s
F .- E ��I � - f II, Institutional
?� w �1
iei " E4,a, , l', o `o J - C_ J OS, Open Space
�� _ ¢' ''a _ - -- i PL, Public Lands
f _ ELM AVE I(`�I I I N EI R-1-5000, Single Family Residential
— —
T I I R-1-7000, Single FamilyResidential
JT[f1L1III _ Z
g _ F-7 RB, Residential/Business
1- Ill i U 2 _ WILMINGTO[j - I I RMF-30, Low Density Multifamily Res.
J _ 5 L I RMF 35, Moderate Density Multifamily Res.
_.SVGA@MQAIT Q6 — , o
.11 1 1 1 1_ Li\ , ,, - t- IN RMF-45,Moderate/High Density Multifam Res.
N "' �p ( 1 RO, Residential/Office
— SIMPSON AVE ( SIMPSON AVE I __I SR-1, Special Development Pattern Res.
- IL I1-LIITI ITIIJ 1 _ _ _ ._ ---
-_
---- 8 gSTRING AM AVE ( -----_
—_ - ASHTON AVE__
--- INTERSTATE 80 L 1 �'
__— — — —— — ___f -_—_ — _
-Tm r—n ii IF l r