Entity Staff Report - 8/20/2021CITY 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:August 17, 2021
RE: Zoning Map Amendment for Nielsen Estates at
833 West Hoyt Place and 834 West 200 North
PLNPCM2018-00877
The Council will be briefed about an ordinance to amend the zoning map for two single-family properties at
833 West Hoyt Place (R-1/5,000) and 834 West 200 North (R-1/7,000). The proposed zoning designation
for both properties is SR-3 (Special Development Pattern Residential). Though there is not a specific
development proposal associated with the rezone request, it is anticipated the subject properties will be
combined and a subdivision created for development.
A concept plan includes preserving the existing single-family home at 834 West 200 North and
development of a twin home and four attached single-family homes (all for-sale at market rate) located
primarily on the vacant 833 West Hoyt Place parcel. Twin homes and attached single-family homes are not
allowed in the R-1/5,000 or R-1/7,000 zones but the proposed SR-3 zoning designation allows for both.
The conceptual plan also includes a 20’ driveway west of the existing home to serve the development to the
northern property. It should be noted the conceptual plan could change and is not tied to the rezone
application. The Council’s role is to determine if the proposed SR-3 zoning designation is appropriate for
the parcels.
Planning staff recommended and the Planning Commission forwarded a unanimous positive
recommendation to the City Council for the proposed zoning map amendments.
Item Schedule:
Briefing: August 17, 2021
Set Date: August 17, 2021
Public Hearing: September 7, 2021
Potential Action: September 21, 2021
Page | 2
Vicinity map with subject parcels outlined in red
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 the developer considered including affordable housing units in
the proposed development.
ADDITIONAL INFORMATION
Hoyt Place is a private cul-de-sac and development is limited to no more than 30 homes without secondary
fire access. An adjacent Hoyt Place property owner expressed interest in a project that would complement
the concept plan for the subject parcels. Both property owners attempted to work with each other and other
Hoyt Place property owners on secondary access to the project, and on terms related to shared driveways
or utilities. The property owners have not come to terms over the past two years so the applicant for this
rezone petition would like to move forward with the project, independently if necessary.
The proposed SR-3 zoning designation allows development on a similar scale to what is permitted under
current zoning but requires smaller lot areas which would allow somewhat increased density. It also allows
attached homes, while current zoning does not. Tables comparing current and proposed zoning standards
are below. For additional zoning standard detail see pages 38-46 of the Administration’s transmittal.
Page | 3
Key Use Comparisons
Single-Family
(detached)
Single-Family
(attached)
Twin
Homes
Planned Development
(minimum area)
R-1-5,000 Permitted No No 10,000 sf
R-1-7,000 Permitted No No 14,000 sf
SR-3 Permitted Permitted Permitted 4,000 sf
Key Zoning Standards Comparison
Lot Area Max
Height
Front
Yard
Side Yard Corner
Yard
Rear
Yard
Lot Coverage
R-1-5,000 5,000 sf 28’ or 20’
flat roof
20’8’ and 10’20’25’40%
R-1-7,000 7,000 sf 28’ or 20’
flat roof
20’6’ and 10’20’25’40%
SR-3 1,500 sf
(attached)
2,000 sf
(detached)
28’ or 20’
flat roof
10’4’ (detached)10’15’60% detached
70% attached
Tables courtesy Salt Lake City Planning Division
As shown in the image below, properties near the subject parcels are predominantly single-family.
However, much of Hoyt Place is undeveloped and could include single-family attached and twin homes
under existing SR-3 zoning.
Zoning map of properties surrounding subject parcels
Page | 4
KEY CONSIDERATIONS
Planning staff identified two key considerations which are summarized below. For the complete analysis
see pages 21-24 of the Administration’s transmittal.
Key Consideration #1: Compatibility with City and neighborhood master plans
Planning staff found the proposed rezone meets the following recommendations found in Plan Salt Lake:
Maintain neighborhood stability and character
Create a safe and convenient place for people to carry out their daily lives
Promote infill and redevelopment of underutilized land
Balance preservation with flexibility for change and growth
Increase the number of medium density housing types and options
Enable moderate density increases within existing neighborhoods where appropriate
Make walking and cycling viable, safe, and convenient transportation options in all areas of the
City
Having a public transit stop within ¼ mile of all residents
Minimize impact of car emissions
Under the conceptual planned development, the existing home at 834 West 200 North would be preserved.
Planning staff recommended the applicant enter into a development agreement with the City to ensure
preservation of the home and its architecture. However, the Planning Commission did not forward that
recommendation to the City Council.
The subject parcels are included in the 800 West Station Stable Area section of the North Temple
Boulevard Plan. This area envisions “Infill development such as twin homes and attached single-family
dwellings, primarily in mid-block areas that are currently underdeveloped or under-utilized.” Planning
staff found the proposed rezone would accomplish this.
The future land use map for the area found in Attachment D (pages 36-37) of the Administration’s
transmittal includes the subject parcels in “areas where little change is expected or desired or where the
current zoning allows for desired land uses and intensities.” It is Planning’s opinion impact of the
proposed rezone would be minor and would allow the subject parcels uses and density in line with other
FR-3 zoned parcels on Hoyt Place.
The Northwest Master Plan identifies development potential on Hoyt Place. Rezoning the subject parcels
to SR-3 retains an option for the property to be accessed from 200 North and helps accomplish the
objective to encourage housing on Hoyt Place. The Northwest Master Plan future land use map shows the
subject parcels as low density residential, bordering medium density residential. Planning staff stated the
proposed rezone is consistent with the map.
Key Consideration #2: Potential impacts on adjacent properties
Planning staff identified two impacts to consider when evaluating a potential rezone of the subject parcels:
Would any new development be compatible with the scale of existing development?
Would extending the SR-3 to 200 North be appropriate for the desired development?
As shown in the zoning map above, the parcels are surrounded by SR-3 on Hoyt Place and R-1/7,000 on
200 North. Planning staff stated rezoning the parcels would allow them to be developed in character with
current and potential development on Hoyt Place. The applicant’s intention to preserve the home on 200
North would maintain the character of that block.
Planning noted the SR-3 zoning designation is typically intended for properties located within block
interiors. They also cited several locations where the zone is extended to a major street (500 South, 300
Page | 5
West, 500 North, 400 North, 200 North, California Avenue, and Cheyenne). This is generally to allow
access to properties which would otherwise be landlocked. While that is not the case with this proposed
rezone, it would provide for a second access point to properties on Hoyt Place. Planning staff recommends
primary vehicular access be from Hoyt Place.
ANALYSIS OF STANDARDS
Attachment H of the Planning Commission staff report (pages 47-49 of the Administration’s transmittal)
outlines zoning map amendment standards that should be considered as the Council reviews this proposal.
Planning staff found proposed zoning map amendment complies with applicable standards. Please see the
Planning Commission staff report for full details.
PUBLIC PROCESS
• November 2018 Project notice provided to community councils and organizations as well as
nearby property owners and residents.
• July 2019-September 2020 Project on hold as applicant attempted to coordinate development
efforts with neighboring property owners.
• September 2020 Updated notice provided to Fairpark Community Council, other recognized
community organizations, and nearby property owners.
• March 2021 Planning Commission public hearing notice sent to nearby property owners.
• The Planning Commission held a public hearing March 24, 2021. Two people spoke in support of
the proposed rezone and one spoke in opposition. The Planning Commission forwarded a
unanimous positive recommendation to the City Council for the proposed rezone.
833 W Hoyt Place & 834 W 200 North
•Requested Zone Amendment:
•R-1-5,000 (833 W Hoyt Place) to SR-3
•R-1-7,000 (834 W 200 North) to SR-3
Recommendation:
•Unanimous recommendation for approval
from Planning Commission with
conditions listed in Staff report
Nielsen Estates Rezone
833 W Hoyt Place834 W 200 North
Currently Zoned R-1-7000 Currently Zoned R-1-5000
Property Facts
•Northwest Community Plan
•North Temple Boulevard Plan
•Current uses: Single-family home & vacant land
•.52 acres total (.24 acres 833 W Hoyt) (.28 acres 834 W 200 North)
Nielsen Estates Rezone
•Intended for future Subdivision and Planned
Development to include:
‒Preservation of existing home
‒Twin -home
‒Four single-family attached homes
‒Driveway from 200 North if needed
(access preferred from Hoyt)
R -1 -5000 & R-1 -7000 To SR-3 Rezone
Potential future
driveway or
sidewalk
-Concept Only-
Key Consideration: Master Plan Compatibility
•North Temple Boulevard Plan
‒Allow for appropriate residential development on undeveloped
mid-block parcels-met
•Northwest Master Plan
•Encourage private [housing] development along Hoyt Place-met
•Plan Salt Lake
‒Maintain neighborhood stability and character-met
‒Promote infill and redevelopment of underutilized land-met
‒Increase the number of medium density housing types and
options-met
‒Have a public transit stop with ¼ mile of all residents-met
R -1 -5000 & R-1 -7000 To SR-3 Rezone
The Planning Commission unanimously recommended
approval for the rezone with the following conditions:
•Recording a development agreement for the protection of the
single-family use and architecture of the existing home at 834 W
200 North
•Access to any future development on the property should be
sought first from Hoyt Place
Nielsen Estates Rezone