Entity Staff Report - 7/22/2021CITY COUNCIL OF SALT LAKE CITY
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COUNCIL STAFF REPORT
CITY COUNCIL of SALT LAKE CITY
TO:City Council Members
FROM:Brian Fullmer
Policy Analyst
DATE:July 20, 2021
RE: Sugar House Master Plan & Zoning Map Amendment at
Approximately 850 & 870 East 2100 South CC to CSHBD2
PLNPCM2020-00906 & 00925
PUBLIC HEARING SUMMARY
Four people spoke at the July 13 public hearing. Two expressed concern about not enough affordable
housing. The applicant’s representative discussed community outreach and support from the community.
One person expressed strong support for the rezone and proposed development saying this is what the area
needs.
The Council closed the public hearing and deferred action to a future meeting.
The following information was provided for the July 13, 2021 public hearing. It is
provided again for background purposes.
The Council will be briefed about an ordinance to amend the zoning map and Sugar House Master Plan
Future Land Use Map for properties located at approximately 850 and 870 East 2100 South from the
current CC (Corridor Commercial) zoning designation to CSHBD2 (Sugar House Business District).
Previous uses of the property were a Nestle factory and offices (previously Snelgrove’s ice cream store and
factory) at 850 East and an office building at 870 East. Buildings on the property are now vacant. The
applicant proposes construction of a mixed-use development including residential and commercial space
on the approximately 3.24 acres.
Two petitions are associated with this request:
Item Schedule:
Briefing: June 15, 2021
Set Date: June 15, 2021
Public Hearing: July 13, 2021
Potential Action: July 20, 2021
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Master Plan Amendment-The Sugar House Community Master Plan designates the subject
properties as “Mixed Use-Low Intensity.” The request is to amend the future land use map for the
parcels to “Business District Mixed Use-Neighborhood Scale.”
Zoning Map Amendment-The applicant is requesting a zoning map amendment for the subject
properties from their current CC designation to CSHBD2.
The Planning Commission found there are no specific policies in the 2005 Sugar House Master Plan to
support or prohibit the proposed future land use map amendment.
Planning staff recommended and the Planning Commission forwarded a unanimous positive
recommendation to the City Council for the proposed master plan and zoning map amendments.
Vicinity map with subject parcels outlined in yellow
Goal of the briefing: Review the proposed zoning map amendment, determine if the Council supports
moving forward with the proposal.
POLICY QUESTIONS
1.Is the Council supportive of the proposed rezone?
2.The Council may wish to ask if affordable housing units are planned for the proposed
development.
ADDITIONAL INFORMATION
As shown on the map below, properties surrounding the subject parcels are a mix of zoning designations
including:
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CC: Corridor Commercial
CSHBD2: Sugar House Business District
FB-SE: Form Based Special Purpose Corridor Edge Subdistrict
R-1-5000: Single-Family Residential
RMF-35: Moderate Density Multi-Family Residential
Vicinity zoning map with subject parcels outlined in yellow.
MASTER PLAN CONSIDERATIONS
Planning staff found the requested change to the Sugar House Master Plan future land use map is not
particularly significant as both current and proposed land use designations are mixed-use. The primary
reason for the master plan and zoning designation changes are to allow an additional 15’ of building height.
Planning staff also reviewed Plan Salt Lake (2015) which outlines an overall vision of sustainable growth
and development in the city. They found the proposed zoning map amendment and overall project aligns
with the plan’s vision and guiding principles and are supported by policies and strategies in the plan.
ZONING DISTRICT COMPARISON
A table comparing building size limits, yard requirements, and some design requirements for the
current CC and proposed CSHBD2 zoning designations is below.
Corridor Commercial (CC) –
Existing Zoning
Sugar House Business
District (CSHBD2) –
Proposed Zoning
Minimum Lot Size Minimum Lot Area: 10,000 square feet
Minimum Lot Width: 75’
No minimum lot area or width is
required.
Minimum Yard
Requirements
Minimum Yard Requirements:
1. Front and Corner Side Yard: 15’
Minimum Yard Requirements:
1. Front and Corner Side Yard: No
minimum yard is required.
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2. Interior Side Yard: None required.
3. Rear Yard: 10’
4. Buffer Yards: All lots abutting
property in a Residential District shall
conform to buffer yard requirements in
chapter 21A.48.
2. Maximum Setback: 15'
3. Interior Side Yard: None
4. Rear Yard: No minimum yard is
required.
5. Buffer Yards: All lots abutting a
lot in a Residential District shall
conform to buffer yards and
landscape requirements in chapter
21A.48. In addition, for those
structures located on properties
zoned CSHBD that abut properties
in a Low Density, Single-family
Residential Zone, every 3’ in
building height above 30’ shall
require a corresponding 1’ setback
from the property line at grade.
The additional required setback
area can be used for landscaping
or parking.
Landscape Yard
Requirements
A landscape yard of 15’ shall be required
on all front and corner side yards,
conforming to the requirements of
section 21A.48.090 and subsection
21A.48.100C.
None required.
Maximum Building
Height
Maximum Building Height: No building
shall exceed 30’. Additional building
height of 15’ may be granted through the
Design Review in conformance with
chapter 21A.59 for a maximum of 45’, and
subject to additional landscaping
requirements.
The Maximum Building Height in
the CSHBD2 zone shall not exceed
30’ for buildings used
exclusively for nonresidential
purposes.
Additional square footage may be
obtained up to a maximum of 60’
if a residential component is
included in the development.
Buildings used exclusively for
residential purposes may be built
to a maximum of 60’.
First Floor/Street Level
Requirements
None The first floor of street level space
of all buildings with this area shall
be required to provide uses
consisting of residential, retail
goods establishments, retail
service establishments, public
service portions of businesses,
restaurants, taverns/brewpubs,
bar establishments, art galleries,
theaters or performing art
facilities.
ANALYSIS OF STANDARDS
Attachment C of the Planning Commission staff report (pages 35-36 of the Administration’s transmittal)
outlines zoning map amendment standards that should be considered as the Council reviews this proposal.
Planning staff found this proposal complies with applicable standards. Please see the Planning Commission
staff report for full details.
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PUBLIC PROCESS
• January 6, 2021 The applicant presented and discussed the proposal at the Sugar House
Community Council meeting. The community council sent a letter to the Planning Commission in
support of the proposed rezone.
• February 10, 2021 Planning Commission public hearing notice was posted on the property.
• February 11, 2021 Public hearing notices mailed to nearby residents and property owners and
posted to City and State websites on this date.
• February 12, 2021 Newspaper notice of public hearing.
• The Planning Commission held a public hearing February 24, 2021. Several people spoke
primarily expressing opposition to the proposed rezone citing concerns with affordable housing,
density, and traffic. The Planning Commission forwarded a unanimous positive recommendation
to the City Council for the proposed rezone.