Transmittal - 9/10/2021Erin Mendenhall DEPARTMENT of COMMUNITY
Mayor and NEIGHBORHOODS
Blake Thomas
Director
SALT LAKE CITY CORPORATION
451 SOUTH STATE STREET, ROOM 445 WWW.SLC.GOV
P.O. BOX 145487, SALT LAKE CITY, UTAH 84114-5487 TEL 801.535.7712 FAX 801.535.6269
CITY COUNCIL TRANSMITTAL
________________________ Date Received: _________________
Lisa Shaffer, Chief Administrative Officer Date sent to Council: _________________
______________________________________________________________________________
TO: Salt Lake City Council DATE:
Amy Fowler, Chair
FROM: Blake Thomas, Director Department of Community & Neighborhoods
__________________________
SUBJECT: PLNPCM2020-00804/00806 – 461 South 400 East Master Plan and Zoning Map
Amendments
STAFF CONTACT: Nannette Larsen, Principal Planner, nannette.larsen@slcgov.com
801-535-7645
DOCUMENT TYPE: Ordinance
RECOMMENDATION: City Council follow the recommendations of the Planning
Commission to approve the proposed Master Plan and Zoning Map amendments.
BUDGET IMPACT: None
BACKGROUND/DISCUSSION: In early October of last year a representative with NextStep
Group initiated a petition to amend the Central Community Master Plan and Zoning Map. The
request is for a property located at approximately 461 South 400 East and would amend the
properties from Residential/Office Mixed Use to High Density Transit Oriented Development
and from R-MU-45 (Residential Mixed Use) to TSA-UN-C (Transit Station Area Urban
Neighborhood Core). The Planning Commission heard the petition on February 10th of this year
and forwarded a positive recommendation to City Council to amend the Central Community
Master Plan and the Zoning Map.
July 20, 2021
Lisa Shaffer (Jul 26, 2021 12:52 MDT)
07/26/2021
07/26/2021
The property under review to amend the master plan and zoning map is located on a parcel along
three street frontages of 400 East, 500 South, and Denver Street, it is also located within the
Central Community Master
Plan area.
The Central Community
Master Plan includes a Future
Land Use Map which
designates the subject
property as
“Residential/Office Mixed
Use”. Residential/Office
Mixed use provides for spaces
to include multi-family
residential dwellings and
office uses within the same
structure or separate
structures. The proposed
amendment is to change the
Master Plan Future Land Use
to High Density Transit
Oriented Development. This
designation is generally
located near fixed transit
stations and provides for an
area that is transit oriented.
The proposal is also to amend
the zoning map and change the zoning district of the site. The property is currently within the R-
MU-45 (Residential Mixed Use) zoning district, the applicant is proposing to rezone to TSA-UN-
C (Transit Station Area Urban Neighborhood Core). The proposal to rezone the site is to
accommodate a future redevelopment of the site to include residential, retail, and live/work units
while eliminating the parking structures which front 500 South and Denver Street. If the master
plan and zoning map amendments are approved the property owner would be allowed to fully
redevelop the site in accordance to the TSA-UN-C (Transit Station Area Urban Neighborhood
Core) zoning district standards and permitted land uses.
The site under review for the rezone and master plan amendment was originally developed in the
middle of the 1970s with an office building on the corner of 400 East and 500 South and three
parking structures fronting along 400 East and Denver Street. These structures have been in
continuous use since their construction.
Figure 1: Vicinity Map
PUBLIC PROCESS:
• Information concerning this petition was sent to the chair of the Central City Community
Council on November 23rd, 2020.
o The Central Community Council chose not to meet on the proposed amendments.
• The surrounding property owners within 300’ received an early notification by mail on
November 24th, 2020.
o Staff received one comment from the neighborhood which is found in the staff
report in Attachment 3b.
• Public notification for the Planning Commission Hearing was mailed January 29th, 2021
and April 16, 2021, to all neighbors within 300’ of the proposed Master Plan and Zoning
Map amendment site.
• Public notification for the Planning Commission hearing was posted in the newspaper,
April 16, 2021.
• The petition was heard by the Planning Commission on February 10th, 2021. The
Planning Commission voted 4 to 1 to forward a positive recommendation to the City
Council regarding the proposed Master Plan and zoning map amendments.
o There were multiple public comments heard from the public during this hearing.
The public comments were positive towards the proposed amendments to the
Master Plan and zoning map amendments.
o The Planning Commission discussed:
Concerns over whether a rezone was necessary to redevelop the site and
the landscaping/building setbacks along 500 South.
The removal of parking lot and increase density of the site.
• The petition was returned to the Planning Commission for a new public hearing due to an
error in the public notice, April 28, 2021.
o The Planning Commission voted 6 to 2 to forward a positive recommendation to
the City Council regarding the proposed Master Plan and zoning map
amendments.
Planning Commission (PC) Records:
a) PC Agenda of April 28, 2021 (Click to Access)
b) PC Minutes of April 28, 2021 (Click to Access)
c) Planning Commission Staff Report of April 28,2021 (Click to Access Report)
SALT LAKE CITY ORDINANCE
No. _____ of 2021
(Amending the zoning of property located at approximately 461 South 400 East Street
from R-MU-45 Residential/Mixed Use District to TSA-UN-C Transit Station Area Urban
Neighborhood Core District, and amending
the Central Community Master Plan Future Land Use Map)
An ordinance amending the zoning map pertaining to property located at approximately
461 South 400 East Street from R-MU-45 Residential/Mixed Use to TSA-UN-C Transit Station
Area Urban Neighborhood Core District pursuant to Petition No. PLNPCM2020-00804, and
amending the Central Community Master Plan Future Land Use Map pursuant to Petition No.
PLNPCM2020-00806.
WHEREAS, the Salt Lake City Planning Commission held a public hearing on April 28,
2021 on an application submitted by the Majid Kharrati (“Applicant”) on behalf of the property
owner, NextStep Group, to rezone property located at 461 South 400 East Street (Tax ID No. 16-
06-406-019) (the “Property”) from R-MU-45 Residential/Mixed Use District to TSA-UN-C
Transit Station Area Urban Neighborhood Core District pursuant to Petition No. PLNPCM2020-
00804, and to amend the Central Community Master Plan Future Land Use Map with respect to
that parcel from Residential/Office Mixed Use to High Density Transit Oriented Development
pursuant to Petition No. PLNPCM2020-000806; and
WHEREAS, at its April 28, 2021 meeting, the planning commission voted in favor of
forwarding a positive recommendation to the Salt Lake City Council on said applications; and
WHEREAS, following a public hearing on this matter the city council has determined
that adopting this ordinance is in the city’s best interests.
NOW, THEREFORE, be it ordained by the City Council of Salt Lake City, Utah:
SECTION 1. Amending the Zoning Map. The Salt Lake City zoning map, as adopted
by the Salt Lake City Code, relating to the fixing of boundaries and zoning districts, shall be and
hereby is amended to reflect that the Property identified on Exhibit “A” attached hereto shall be
and hereby is rezoned from R-MU-45 Residential/Mixed Use District to TSA-UN-C Transit
Station Area Urban Neighborhood Core District.
SECTION 2. Amending the Central Community Master Plan. The Future Land Use
Map of the Central Community Master Plan shall be and hereby is amended to change the future
land use designation of the Property identified in Exhibit “A” from Residential/Office Mixed
Use to High Density Transit Oriented Development.
SECTION 3. 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 ______ day of ______________,
2021.
______________________________
CHAIRPERSON
ATTEST AND COUNTERSIGN:
______________________________
CITY RECORDER
Transmitted to Mayor on _______________________.
Mayor's Action: _______Approved. _______Vetoed.
______________________________
MAYOR
______________________________
CITY RECORDER
(SEAL)
Bill No. ________ of 2021.
Published: ______________.
Ordinance amending zoning and MP 461 S 400 E
APPROVED AS TO FORM
Salt Lake City Attorney’s Office
Date:__________________________________
By: ___________________________________
Paul C. Nielson, Senior City Attorney
May 27, 2021
EXHIBIT “A”
Legal Description of Property to be Rezoned
and Subject to Central Community Master Plan Future Land Use Map Amendment:
461 South 400 East
Tax ID No. 16-06-406-019
1102 BEG 1.5 RDS W FR SE COR LOT 2, BLK 34, PLAT B, SLC SUR; N 396 FT; W 140.25
FT; S 66 FT; W 8.25 FT; S 1 FT; W 156.75 FT; S 329 FT; N 89^57'40" E 305.25 FT TO BEG.
4576-637. 4996-8*
EXHIBITS:
1) Project Chronology
2) Notice of City Council Hearing
3) Mailing List
1. PROJECT CHRONOLOGY
461 South 400 East Master Plan and Zoning Map Amendment
Project Chronology
Located at approximately 461 S. 400 E.
PLNPCM2020-00804; 00806
October 1, 2020 Zoning Amendment application received by the City.
October 13, 2020 Master Plan Amendment application received by the City.
November 10, 2020 Petitions assigned to and received by Nannette Larsen.
November 19, 2020 Application deemed complete and forwarded project review to
applicable City departments.
November 23, 2020 The Central Community Council chair notified of the petition and
forwarded information.
November 24, 2020 Early Notification sent to neighbors located within 300’ of property
January 28, 2021 Public comment received through email. Supported amendments.
January 29, 2021 Notice of Planning Commission Hearing posted at the property.
January 29, 2021 Notice for Planning Commission Hearing mailed to property
owners and residents within 300’ of the subject property
February 4, 2021 Staff Report for Master Plan and Zoning Map amendment public
hearing posted online
February 9, 2021 Public comment received through email. Supported amendments.
February 10, 2021 Planning Commission Public Hearing. Planning Commission
recommended approval to the City Council for the Master Plan
and Zoning Map amendments on the subject property.
April 16, 2021 Notice of Planning Commission Hearing posted at the property.
April 16, 2021 Notice for Planning Commission Hearing mailed to property
owners and residents within 300’ of the subject property.
April 16, 2021 Newspaper notice posted.
April 21, 2021 Staff report for Master Plan and Zoning Map amendment public
hearing posted online.
April 28, 2021 Planning Commission public hearing. Planning Commission
recommended approval to the City Council for the Master Plan
and Zoning Map amendments on the subject property.
2. NOTICE OF COUNCIL HEARING
3. MAILING LIST
461 South 400 East
Mailing List
DAVID BOYD WAGSTAFF; KIMERLY
ANN WAGSTAFF (JT) 1061 S CRESTVIEW CIR SALT LAKE CITY UT 84108
EXCHANGE B CONDOMINIUM
OWNER'S ASSOCIATION, INC 11 PARK PL NEW YORK NY 10007
PATIENCE LLC 1366 E ARLINGTON DR SALT LAKE CITY UT 84103
NEXSTEP GROUP, LLC 176 N 2200 W # 200 SALT LAKE CITY UT 84116
SIC REVOCABLE TRUST 08/15/2018 1969 E SOUTHBRIDGE WY SANDY UT 84093
DENVER STREET PROPERTIES LLC 2136 S SCENIC DR SALT LAKE CITY UT 84108
GREY OAK LLC 2157 S LINCOLN ST SALT LAKE CITY UT 84106
500 SOUTH LLC 2223 S HIGHLAND DR SALT LAKE CITY UT 84106
COLLUM ENTERPRISES INC 3007 S STATE ST SOUTH SALT LAKE UT 84115
COLLUM ENTERPRISES INC; MINNIE E
KITCHENS 3007 S STATE ST SOUTH SALT LAKE UT 84115
CA - 400 SOUTH LLC 3051 WEST MAPLE LOOP DR LEHI UT 84043
UNIVERSITY FIRST FEDERAL CREDIT
UNION 3450 S HIGHLAND DR SALT LAKE CITY UT 84106
FRESHMAN ENTERPRISES 353 E 500 S SALT LAKE CITY UT 84111
376 PLACE LLC 376 E 400 S SALT LAKE CITY UT 84111
CYPRUS FEDERAL CREDIT UNION 3876 W CENTER VIEW WY WEST JORDAN UT 84084
CO-WORKS SLC LLC 392 E WINCHESTER ST MURRAY UT 84107
Current Occupant 405 S 400 E Salt Lake City UT 84111
Current Occupant 409 S 400 E Salt Lake City UT 84111
Current Occupant 410 E 400 S Salt Lake City UT 84111
LP 426 APARTMENTS 411 N GRANT ST SALT LAKE CITY UT 84116
5TH EAST APARTMENTS, LLC 411 N GRANT ST SALT LAKE CITY UT 84116
FIRST STEP HOUSE 411 N GRANT ST SALT LAKE CITY UT 84116
Current Occupant 412 E 400 S Salt Lake City UT 84111
Current Occupant 413 S 400 E Salt Lake City UT 84111
Current Occupant 414 E 400 S Salt Lake City UT 84111
Current Occupant 416 E 500 S Salt Lake City UT 84111
Current Occupant 420 E 400 S Salt Lake City UT 84111
Current Occupant 420 S 500 E Salt Lake City UT 84102
Current Occupant 421 S 400 E Salt Lake City UT 84111
Current Occupant 423 S 400 E Salt Lake City UT 84111
JACOBY GROUP LLC 425 S 400 E SALT LAKE CITY UT 84111
Current Occupant 426 S 500 E Salt Lake City UT 84102
Current Occupant 430 E 400 S Salt Lake City UT 84111
Current Occupant 430 S 400 E Salt Lake City UT 84111
Current Occupant 431 S 400 E Salt Lake City UT 84111
Current Occupant 432 S DENVER ST Salt Lake City UT 84111
Current Occupant 433 S 400 E Salt Lake City UT 84111
Current Occupant 434 S 500 E Salt Lake City UT 84102
PRABHA LLC 435 S 400 E SALT LAKE CITY UT 84111
Current Occupant 440 E 400 S Salt Lake City UT 84111
Current Occupant 440 S 500 E Salt Lake City UT 84102
Current Occupant 446 E 500 S Salt Lake City UT 84111
AI&I HOLDINGS, LLC 448 S 400 E SALT LAKE CITY UT 84111
Current Occupant 448 S 500 E Salt Lake City UT 84102
NFS MCRAE LLC 452 E 500 S SALT LAKE CITY UT 84111
Current Occupant 454 S 500 E Salt Lake City UT 84102
Current Occupant 455 E 500 S Salt Lake City UT 84111
Current Occupant 460 E 400 S Salt Lake City UT 84111
Current Occupant 460 S 400 E Salt Lake City UT 84111
Current Occupant 461 S 400 E Salt Lake City UT 84111
Current Occupant 462 S 500 E Salt Lake City UT 84102
TROLLEY PLACE OWNER'S
ASSOCIATION INC 4655 S 2300 E HOLLADAY UT 84117
Current Occupant 466 E 500 S Salt Lake City UT 84111
HOBBS PEAK PROPERTIES LLC 466 E 500 S # 200 SALT LAKE CITY UT 84111
Current Occupant 466 S 400 E Salt Lake City UT 84111
466 SOUTH ASSOCIATES LLC 466 S 400 E # 200 SALT LAKE CITY UT 84111
CO-WORKS SLC LLC 466 S 500 E SALT LAKE CITY UT 84102
Current Occupant 475 E 500 S Salt Lake City UT 84111
Current Occupant 480 E 400 S Salt Lake City UT 84111
Current Occupant 490 E 500 S Salt Lake City UT 84111
KM8 HOLDINGS, LLC; PROTEAN
PROPERTIES, INC 515 S 400 E SALT LAKE CITY UT 84111
Current Occupant 515 S DENVER ST Salt Lake City UT 84111
Current Occupant 520 S 500 E Salt Lake City UT 84102
448 A SERIES OF HUK HOLDINGS, LLC 869 E 4500 S MILLCREEK UT 84107
PROTEAN PROPERTIES INC 965 S 2200 E SALT LAKE CITY UT 84108
UT UNIVERSITY BOULEVARD
APARTMENTS LLC 9757 NE JUANITA DR KIRKLAND WA 98034
KBA TRUST; RCA TRUST 998 S OAK HILLS WY SALT LAKE CITY UT 84108
BLDG CAT, LLC PO BOX 11491 SALT LAKE CITY UT 84147
SALT LAKE COUNTY PO BOX 144575 SALT LAKE CITY UT 84114
SALT LAKE CITY CORPORATION PO BOX 145460 SALT LAKE CITY UT 84114
G & S PROPERTIES, LLC PO BOX 9069 SALT LAKE CITY UT 84109
AMERICA FIRST FEDERAL CREDIT
UNION PO BOX 9199 OGDEN UT 84409