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: 461 South 400 East Master Plan and Zoning Map Amendments PLNPCM2020-00804/00806 The Council will be briefed about an ordinance to amend the Central Community Master Plan and associated zoning map for the property located at 461 South 400 East. The property is currently zoned R- MU-45 (Residential Mixed Use), and the proposal would rezone it to TSA-UN-C (Transit Station Area Urban Neighborhood Core). Under the proposal the Future Land Use Map would be amended from the current Residential/Office Mixed Use to High Density Transit Oriented Development. Residential/Office Mixed Use provides for multi-family residential units and office uses within the same building or separate buildings. High Density Transit Oriented Development designation is typically found near fixed transit stations and transit-oriented areas. The subject property has street frontage on three sides: 400 East, 500 South, and Denver Street. An office building is on the corner of 400 East and 500 South, and three parking structures front on 400 East and Denver Street. The office building and parking structures were developed in the mid-1970s and have been used for these purposes since then. If the master plan map zoning and amendments are approved, this would accommodate redevelopment of the property including residential, retail, and live/work units, while eliminating the parking structures fronting 400 East and Denver Street. It should be noted any redevelopment of the property is not part of this proposal. It is the Council’s role to determine if the proposed changes are appropriate for the property. Planning staff recommended and the Planning Commission forwarded a positive recommendation to the City Council for the proposed Master Plan and zoning map amendments. Item Schedule: Briefing: September 7, 2021 Set Date: September 7, 2021 Public Hearing: October 5, 2021 Potential Action: October 19, 2021 Page | 2 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 and future land use map amendments? 2.The Council may wish to ask if the developer considered including affordable housing units in the proposed development. 3.The Council may wish to inquire how parking standards may or may not be affected by the current off-street parking ordinance before the council. Vicinity zoning map with subject parcels outlined in red ADDITIONAL INFORMATION The subject parcel is within the East Downtown View Protection Area. Maximum height recommendation for this area is 75 feet to protect view corridors of the State Capitol, Cathedral of the Madeline, and the City & County Building. Maximum height under the proposed TSA-UN-C zoning designation is 75 feet and meets the view corridor recommendation. The site is near existing infrastructure including the Central Business District and Trolley Square job centers, and within approximately ¼ mile of two light rail stops at the Library, and 600 East. Bus routes run along State Street, 400 South, and 500 East. Bike lanes are on 300 South and 500 South, and 300 East and 600 East. KEY CONSIDERATIONS Planning staff identified four key considerations which are summarized below. For the complete analysis see pages 7-13 of the Planning Commission staff report. Page | 3 Key Consideration #1: R-MU-45 and TSA-UN-C Zoning District Comparison Building height and yard requirements for the two zoning districts are summarized below. See Attachments F and G (pages 27-41 of the Planning staff report) for additional details. Zone Maximum Building Height R-MU-45 45’ (55’ with design review) TSA-UN-C 75’ Zone Front Yard Min Front Yard Max Side/Corner Side Yards Rear Yard R-MU-45 5’15’0’/5’-15’25% lot depth (max 30’) TSA-UN-C 0’5’0’/500 South average of the block 25% lot depth (max 30’) The TSA-UN-C zoning district allows more dense and intense development via setbacks and building height. Buildings may be built to the property line in the front and side yards. The subject parcel is in a developed urban and commercial area that does not require a landscape buffer under the current or proposed zoning designations. However, open space is required under both zoning districts. R-MU-45 requires not less than 20% of the lot area to be landscaped or designed so it is usable by occupants of the adjoining building. TSA-UN-C zoning requires one square foot of open space for each 10 square feet of land area, up to 5,000 square feet. Parking is a major consideration particularly with multi-family and commercial developments. Under the R-MU-45 zoning designation, land use in the building determines the number of required parking stalls. However, residential units in this zoning district require ½ stall per multi-family unit regardless of the number of bedrooms. TSA zoning districts within the core (which this property would be under the proposal) do not require any parking spaces regardless of use. For residential use one space per dwelling unit is allowed. Non-residential uses are allowed up to 3 spaces per 1,000 square feet. These parking limits are due to TSA districts generally being in areas of the city with existing or proposed infrastructure supporting vehicle free living. Design standards for TSA zoning districts are more stringent than R-MU-45 zoning. Standards for ground floor uses, more durable ground and upper floor materials, building entrances, and building façade length are included in these design standards. Anticipated uses for this parcel include live/work units, multi-family residential, and retail. The proposed uses are permitted in both the current F-MU-45 and proposed TSA-UN-C zoning designations. Most land uses permitted in both zoning districts are similar as both districts are dense and urban. The table below shows several permitted and conditional uses for both zoning districts. Zone Boarding House Live Theater Movie Theater Bar, Brewpub Tavern Off Site Parking Group Home (large) R-MU-45 C C C C C C TSA-UN-C P C P P P Page | 4 Key Consideration #2: Compatibility with Master Plan Policies It is Planning staff’s opinion the Central Community Master Plan’s four fundamental goals will be met if the proposed zoning map and master plan amendments are adopted. Livable communities and neighborhoods Vital and sustainable commerce Unique and active places Increased pedestrian mobility and accessibility The Planning staff report states the following: “The intent of the Central Community Master Plan will be met if the proposed amendments are approved. By approving the proposed amendments the TSA district on this site will encourage livable communities and neighborhoods and activate places by encouraging transit oriented uses and structures in an area that is highly walkable and urban. Further, by permitting more dense residential and retail uses it will encourage residents to use pedestrian infrastructure and makes for a more accessible and equitable type of development.” Planning noted the proposed zoning map and master plan amendments support the goals of Plan Salt Lake by providing residential and retail development near a variety of accessible transit options, access to essential services, aging in place, and more equitable and sustainable development. Key Consideration #3: Zoning Compatibility with Adjacent Properties Building Height As stated above, the maximum building height in the proposed TSA-UN-C zone is 75 feet. Adjacent properties north of the subject parcel are also zoned TSA-UN-C. Properties to the east and west across Denver Street and 400 East are zoned R-MU-45. Planning noted properties across Denver Street and 400 East with their respective widths of 50’ and 129’ provides separation between the zoning districts. Parking Proposed amendments to the property would significantly reduce the number of required parking stalls. Currently nearly 75% of the site is for parking. The proposed TSA zoning designation encourages active transportation given its proximity to a variety of transit options. While parking is not required, most developments in the TSA district provide parking to residents and patrons. Properties to the east, west, and south have parking standards based on land use of the buildings. Building Setbacks and Landscape Buffer Setbacks required in both the current and proposed zoning districts are similar. Buildings in both districts may be built close or up to the property line. Landscape buffers are required in both districts when the property abuts a residential zone. This requirement is not applicable when a residential district is across a street. Design Standards and TSA Scorecard The proposed TSA zoning district has stricter design standards than other zoning districts in the area. These standards are more urban and pedestrian friendly than other residential mixed-use districts around the subject property. In addition, TSA zoning requires new or redeveloped sites to be reviewed for a development score through Transit Station Area Development Guidelines. These required guidelines allow Planning staff or the Planning Commission to review proposed developments to ensure they are well integrated into the community, creating a sense of place encouraging active and safe pedestrian streets. Page | 5 Key Consideration #4: Resiliency, Sustainability, and Equity The Planning staff report states “Resiliency includes aspects such as environmental sustainability and social equity of the larger community and the City as a whole that improve the ability of the community and residents to sustain fluctuations in the market while maintaining the value of the surrounding natural environment.” Pedestrian friendly transit-oriented development generally improves the sustainability of communities by supporting active transportation which provides health benefits to building residents and patrons. Encouraging mass transit use and other active transportation helps reduce vehicle emissions. As housing demand in the city and surrounding areas increases, housing costs also increase. Adding density will help satisfy some of this demand and potentially reduce cost. Increased housing options near transit corridors encourage more affordable transportation options helping decrease costs. ANALYSIS OF STANDARDS Attachment E (pages 25-26) 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 amendment comply with or are consistent with applicable standards. Please see the Planning staff report for full details. PUBLIC PROCESS • November 23, 2020-Information about the petition sent to central City Community Council. The community council chose not to meet on the proposed amendments. • November 24, 2020-Property owners within 300’ of the subject property received early notification by mail. • January 29, 2021-Planning Commission public hearing notice mailed to properties within 300’ of the subject property. • February 10, 2021-Planning Commission public hearing. • April 16, 2021-Due to a public hearing notice error another notice was mailed to properties within 300’ of the subject property. Planning Commission public hearing notice published in newspaper. • April 28, 2021 Planning Commission public hearing. The Commission voted to forward a positive recommendation to the City Council.