Loading...
Entity Staff Report - 9/10/2021CITY COUNCIL OF SALT LAKE CITY 451 SOUTH STATE STREET, ROOM 304 P.O. BOX 145476, SALT LAKE CITY, UTAH 84114-5476 SLCCOUNCIL.COM TEL 801-535-7600 FAX 801-535-7651 COUNCIL STAFF REPORT CITY COUNCIL of SALT LAKE CITY TO:City Council Members FROM:Brian Fullmer Policy Analyst DATE:September 7, 2021 RE: Zoning Map and Master Plan Amendments for 203 East 2100 South, 221 East 2100 South, and 1991 South 200 East PLNPCM2021-00029 & PLNPCM2021-00104 The Council will be briefed about an ordinance to amend the Central Community Master Plan future land use map and the zoning map for the properties located at 203 East 2100 South, 221 East 2100 South, and 1991 South 200 East from their current RMF-45 zoning to FB-UN2 form based urban neighborhood district zoning. A mixed-use development including multi-family housing is proposed for the site. The current RMF-45 zoning designation does not allow for mixed-use. Under the proposal both zoning map and master plan amendments are required. It should be noted a specific site development proposal has not been submitted at this point. The Council’s role is to determine if the proposed FB-UN2 zoning designation is appropriate for the parcels. Planning staff recommended and the Planning Commission forwarded a positive recommendation to the City Council for the proposed zoning map amendments. Goal of the briefing: Review the proposed future land use and zoning map amendments, determine if the Council supports moving forward with the proposal. POLICY QUESTIONS 1.Is the Council supportive of the proposed zoning map and master plan amendments? 2.The Council may wish to ask if the developer considered including affordable housing units in the proposed development. Item Schedule: Briefing: September 7, 2021 Set Date: September 7, 2021 Public Hearing: October 5, 2021 Potential Action: October 19, 2021 Page | 2 Vicinity zoning map with subject parcels outlined in red. Note-a portion of the Salt Lake County Government complex is the blue shaded parcel to the left. ADDITIONAL INFORMATION The 203 East 2100 South parcel includes the former Georgia Apartments which are currently being rehabilitated. The concept plan calls for including the renovated buildings as multi-family housing and constructing new buildings on the site that include both residential and commercial uses. The concept plan also includes demolishing a single-family home at 1991 south 200 East. As no detailed development plans have been submitted, it is unclear what the overall site layout and design will look like. A table below compares the existing RMF-45 zoning with the proposed FB-UN2 zoning designation. This information is taken from Chapter 21A.21.140 and Chapter 21A.27.050 Salt Lake City Code. Planning staff noted “The main differences between the existing RMF-45 and proposed FB-UN2 zoning districts are: The FB-UN2 zone allows for a variety of commercial uses, whereas the RMF-45 zone does not. Both zones permit multi-family residential. Both zones have similar height allowances; however, the FB-UN2 requires buildings taller than 30’ in height to be stepped back when adjacent to FB-UN1 zone or zoning with a height requirement less than 35’. Except for front and corner side yard setbacks, both zones have similar setback requirements.” RMF-45 – Existing Zoning FB-UN2 – Proposed Zoning Minimum Lot Area (Square Feet) Multi-family (3-14 units): 9,000 sf Multi-family (15 or more units): 21,000 sf Single-family attached: 3,000 sf per unit Single-family detached: 5,000 sf Cottage: 4,000 sf Row House: 1,500 sf Multi-family, Mixed-use or Storefront: 4,000 sf Minimum Lot Width (Feet) Multi-family: 80’Cottage: 15’ per unit facing a street Page | 3 Single-family attached: 22’ for interior, 32’ for corner Single-family detached: 50’ Row House: 15’ per unit facing a street. Multi-family, Mixed-use or Storefront: 30’ Max. Building Height (Feet) 45'Cottage: 2.5 stories, 30’ Maximum Row House: 4 stories, 50’ Maximum Multi-family, Mixed-use or Storefront: 4 stories, 50’ maximum Minimum Yard Requirements (Feet) Front yard– 20% of lot depth, but need not exceed 25' Corner side yard– Single-family attached dwellings: 10’ Multi-family dwellings: 20’ All other uses: 20’ Interior side yards– Single-family attached: None Multi-family: 8' All other uses: 10’ on each side Rear yard– 25% of the lot depth and need not exceed 30'. Front and corner side yard – All building forms: No minimum, 10’ maximum Interior side yards – Cottage: 4’ Row House: Minimum of 15' along a side property line adjacent to FB-UN1 or any residential zoning district that has a maximum building height of 35' or less, otherwise 4' setback required Multi-family, Mixed-use or Storefront: Minimum of 15' along a side property line adjacent to FB-UN1 or any residential zoning district that has a maximum building height of 35' or less, otherwise no setback required Rear yard – Cottage: Minimum of 20' along a rear property line adjacent to FB- UN1 or any residential zoning district that has a maximum building height of 35' or less, otherwise no setback required Row House: Minimum of 25' along a rear property line adjacent to FB-UN1 or any residential zoning district that has a maximum building height of 35' or less, otherwise no setback required Multi-family, Mixed-use or Storefront: Minimum of 20' along a rear property line adjacent to FB-UN1 or any residential zoning district Page | 4 that has a maximum building height of 35' or less Maximum Building Coverage 60%A minimum of ten percent (10%) of the lot area shall be provided for open space area. Parking Requirements – Number of Spaces Single-family attached and detached: 2 parking spaces for each dwelling unit Multi-family: 2 parking spaces for each dwelling unit containing 2 or more bedrooms; 1 parking space for 1 bedroom and efficiency dwelling All uses – No spaces required. A detailed comparison of permitted and conditional uses for the two zones is included on page 6 of the Planning Commission staff report. KEY CONSIDERATIONS Planning staff identified two key considerations which are summarized below. For the complete analysis see pages 8-12 of the Planning Commission staff report. Key Consideration #1: Neighborhood and City-Wide Master Plan Considerations Planning staff stated the proposed zoning map and master plan amendments align with the following Central Community Master Plan residential and mixed-use goals in the following Residential Land Use Policies: 1.0 - Based on the Future Land Use map, use residential zoning to establish and maintain a variety of housing opportunities that meet social needs and income levels of a diverse population. 1.5 - Use residential mixed-use zones to provide residential land uses with supportive retail, service, commercial, and small-scale offices and monitor the mix of uses to preserve the residential component. 3.0 - Promote construction of a variety of housing options that are compatible with the character of the neighborhoods of the Central Community. 4.0 – Encourage mixed used development that provides residents with a commercial and institutional component while maintaining the historic residential character of the neighborhood. 4.2 – Support small mixed-use development on the corners of major streets that does not have significant adverse impacts on residential neighborhoods. The Central Community Master Plan future land use map associated with the subject properties designates them as “Medium High Residential.” The applicant is requesting “High Mixed Use” designation. This along with the requested zoning map amendment would allow developing street-facing commercial uses while providing housing options in the area. Planning staff believes the proposed FB-UN2 zoning would allow for these changes while maintaining an urban neighborhood feel compatible with the surrounding neighborhood character. Planning staff found overall the proposed project and zoning map amendment aligns with the vision and guiding principles in Plan Salt Lake: Neighborhoods, Growth, Housing, and Air Quality. Planning further found the proposal aligns with guiding principles found in Growing SLC: A Five-Year Housing Plan. Page | 5 Key Consideration #2: Change in Zoning and Compatibility with Adjacent Properties Commercial uses are not allowed under the current RMF-45 zoning but restaurants, retail stores and alcohol related establishments would be if the proposed FB-UN2 zoning is approved. Commercial uses can have significant impact on the area. However, nearby properties to the east on 2100 South are zoned CB (Community Business) and 2100 South properties on the south side of the street in South Salt Lake are zoned for commercial use and professional offices. Planning staff noted adding uses allowed in the FB-UN2 zone would be similar to current uses. The applicant expressed interest in leasing commercial spaces to local business providing goods and services the neighborhood desires if possible. The current RMF-45 and proposed FB-UN2 zoning districts have similar allowed heights (45’ in RMF-45 and 50’ in FB-UN2). Setback requirements for both zones are included in the table above. In addition, FB- UN2 zoning requires buildings be stepped back an additional one foot for every foot of building height above 30 feet along the side adjacent to FB-UN1 or residential zoning district with a maximum building height of 35 feet or less. Buildings adjacent to the R-1/5,000 properties would need to be stepped back if they exceed 30 feet. In addition, FB-UN2 zoning has design standards for entries, façade length, building massing, glazing, and building materials RMF-45 zoning does not have. Planning staff’s opinion is these more stringent controls would result in a more compatible and better overall design. Parking is another factor to consider. Multi-family developments in the RMF-45 zone require one parking space per one-bedroom and efficiency unit and two parking spaces for each unit containing two or more bedrooms. The FB-UN2 zoning district does not require parking spaces for any use type. This lack of required parking can be a concern with additional residential and commercial uses. Access to the nearby S- Line station on 300 East, the Parley’s Trail, and 2100 South bus routes could lessen parking impacts on the neighborhood. The applicant’s conceptual plan includes retaining 51 existing parking stalls and adding 55- 65 underground parking stalls which would further minimize parking impact on the surrounding area. Planning’s staff report provides the following summary: “It is staff’s opinion that the change in zoning from RMF-45 to FB-UN2 would be appropriate when considered in the context of the area and is recommending approval. Staff is also recommending approval of the master plan amendment in order to provide consistency between the zoning and master plan.” ANALYSIS OF STANDARDS Attachment D (pages 24-26) of the Planning Commission staff report 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 except it does not fully comply with the current Central Community Master Plan Future Land Use Map. A master plan amendment was submitted as part of the request. Please see the Planning staff report for full details. PUBLIC PROCESS • February 22, 2021-Project notice and request for comments provided to Liberty Wells Community Council Chair as well as nearby property owners and residents. • Planning staff held a virtual open house for the project on the Salt Lake City website. • Liberty Wells Community Council invited the applicant and Planning staff to attend its March 10, 2021 meeting to discuss the project and answer questions. • April 30, 2021-Planning Commission public hearing notice sent to nearby property owners and sign posted on the property. Public notice posted on City and State websites and Planning Division Page | 6 list serve. • As of the date of this report, the Planning Commission received two comments, one in favor and one against. Those comments are found on pages 28-29 of the Planning staff report.