Entity Staff Report - 10/8/2021CITY 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:October 5, 2021
RE: University Ivory House Zoning Map Amendment
PLNPCM2021-00313
The Council will be briefed about an ordinance to amend the zoning map for property located at 1780
South Campus Drive from its current Institutional (I) designation to Residential/Mixed Use (R-MU), to
accommodate proposed student housing. The approximately 5.4-acre parcel was recently subdivided from
a larger parcel owned by The Church of Jesus Christ of Latter-day Saints. The Church still owns the subject
parcel and would enter into a long-term lease for the development if the rezone is approved.
The proposed development would include four buildings with approximately 536 student housing units. If
the rezone is approved by the Council, an existing institute building associated with the University of Utah
would be demolished and replaced with the student housing buildings.
A site development, including planned development and design review, was approved by the Planning
Commission conditioned on City Council approval of the zoning map amendment. The Commission
forwarded a unanimous favorable recommendation to the City Council for the zoning map amendment.
Goal of the briefing: Review the proposed zoning map amendment, determine if the Council supports
moving forward with the proposal.
POLICY QUESTIONS
1. The Council may wish to discuss how neighborhood impacts on issues such as traffic are
managed and whether this proposal is designed to take advantage of on-campus transit
options. Planning staff notes that locating student housing on campus may help alleviate some
traffic along adjacent streets.
Item Schedule:
Briefing: October 5, 2021
Set Date: October 5, 2021
Public Hearing: November 9, 2021
Potential Action: November 16, 2021
Page | 2
2.Is the Council supportive of the proposed zoning map amendment?
Vicinity zoning map with subject parcel outlined in red.
Blue shaded parcels are zoned Institutional, and checked parcels are zoned Research Park.
Green shaded parcel (Steiner Aquatic Center) is zoned Open Space.
(Image courtesy Salt Lake City Planning)
ADDITIONAL INFORMATION
The table below provided by City Planning compares key standards and uses in the Institutional and
Residential/Mixed Use zoning districts. Building height and setbacks in the R-MU zoning district allow for
larger scaled buildings than in the I zoning district. Under the development plan similar scaled buildings
and where they are sited would be comparable to what is allowed under the I zoning district. The key
difference in the development plan under the proposed R-MU and current I zoning district is the intended
use. Multi-family residential is not a permitted land use in the I zoning district.
The development proposal includes increased front yard setbacks to preserve mature landscaping.
Page | 3
MASTER PLAN CONSIDERATIONS
Planning staff identified the East Bench Master Plan and Plan Salt Lake as City plans applicable to this
proposed project. A summary of the findings is included below. Please refer to pages 8-9 of the Planning
Commission staff report for the full discussion.
East Bench Master Plan (2017)
The East Bench Master Plan and associated East Bench Future Land Use Map identify the subject
property along with the University of Utah campus and Research Park as a Regional Activity Center. The
following description is included in the plan:
The Regional Activity Center is a regional hub for education, research, employment, and
entertainment. Future uses support this function and future growth is a coordinated effort
between the City, the surrounding neighborhoods, and the activity center facilities that balances
State regional needs with the livability of adjacent neighborhoods.
Page | 4
Growth of regional destinations is addressed in the master plan. While growth is seen as a positive
contribution to the region, strain on the community is acknowledged. The plan calls for creative solutions
accommodate housing, services, and transportation needs related to growth.
The following guideline for the University of Utah is included in the master plan:
The University of Utah is a State of Utah facility and is not required to comply with local (City) plans
or ordinances; however, it has a strong influence on the character of the East Bench community. Due
to the close proximity of the campus, the East Bench is a prime housing location for students and the
majority of traffic along Foothill Drive is traveling to and from the University of Utah and Research
Park. There is a strong desire within the East Bench Community to closely integrate future growth of
the University with City planning efforts in an effort to manage impacts to the nearby residential
neighborhoods.
Plan Salt Lake (2015)
Plan Salt Lake outlines the vision of sustainable growth and development in the city including a diverse mix
of uses essential to accommodate responsible growth. The plan notes compatibility with existing
neighborhoods is vital. New development should be sensitive and consistent with surrounding
development.
Guiding principles from Plan Salt Lake include:
Neighborhoods that provide a safe environment, opportunity for social interaction, and services
needed for the wellbeing of the community therein.
Growing responsibly while providing people with choices about where they live, how they live,
and how they get around.
Access to a wide variety of housing types for all income levels throughout the City, providing the
basic human need for safety and responding to changing demographics.
A beautiful city that is people focused.
Planning staff found the requested zoning map amendment supports identified policy statements and
guidelines in the East Bench Master Plan and Plan Salt Lake. Planning also noted if approved, the
resulting large student housing project would be located on campus where it is most needed and would
relieve some traffic pressure of student commuters on Foothill Drive.
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 complies with all applicable standards. Please see the Planning Commission staff report for
full details.
PUBLIC PROCESS
• May 12, 2021-Notification sent to the University of Utah Planning Department for review.
• May 17, 2021-Planning staff hosted an online open house to solicit public comments on the
proposal. The open house period began May 17, 2021 and ended June 28, 2021.
• July 14, 2021-Public hearing notice sign with project information and notice of Planning
Commission public hearing posted on the subject site.
Page | 5
• July 15, 2021-Public notice posted on City and State websites and sent via the Planning Division
list serve for the July 28, 2021 Planning Commission meeting. Public hearing notice mailed.
• July 28, 2021-Planning Commission public hearing. Two people spoke at the hearing expressing
support for the project. One of the commenters also expressed concern the applicant is not
maximizing density on the parcel by meeting current height limitation or seeking approval for
additional height. The applicant responded saying they have an option to add density in the
existing parking area in the future. The Planning Commission voted unanimously to forward a
positive recommendation to the City Council for the proposed zoning map amendment.
University Ivory House
Zoning Map
Amendment
Lot and Bulk Standards I (Institutional) –Existing
Zoning
R-MU (Residential/Mixed
Use)
Maximum Building Height 35’ buildings taller than 35’
but not more than 75’ may be
approved through design
review. For each foot height
over 35’, each required yard
shall be increased 1’.
75’ maximum. For buildings
taller than 75’, up to 125’ if
allowed in 21A.24.170.F3,
may be authorized by design
review.
General Yard Requirements Front yard: 20’
Corner side yard: 20’
Interior side yard: 20’
Rear yard: 25’
Front yard: No setback.
Corner side yard: No setback.
Interior side yard: No setback.
Rear yard: 25% of lot depth
but not larger than 30’.
Minimum Open Space 40%20%
R-MU (Residential Mixed-Use) and I (Institutional) Zoning Comparison
Planning Commission forwarded a
positive recommendation for the
requested rezone of the subject
property from I (Institutional) to R-
MU (Residential Mixed-Use). The
Planning Commission also
approved the requested Design
Review and Planned Development
on July 28, 2021.
An Innovative Public/Private Partnership
1
For the Benefit of Thousands of Students
O c t o b e r 5 , 2 0 2 1
Investing at the most fundamental level—the individual to amplify
his/her capacity to advance economically
Our Core Mission
Education
Affordability
Housing
Affordability
Our Stretch Goal…
Move from HUNDREDS to THOUSANDS of students impacted each year.
z
z
z
An Innovative Public/Private
Partnership
3
z
For the Benefit of Thousands of Students
4
University of Utah
Critical Housing Needs
0
100
200
300
400
500
600
700
800
First Year Upper Class
2021 UNIVERSITY OF UTAH WAITLIST
2021 Waitlist as of 6/23
•First year: 695
•Upper-class: 500
A total of 1,195 students
desire an on-campus
living experience
What is Ivory
University House?
The Ivory University House mission is to create an
academically focused student community where
University of Utah students feel welcomed, engaged
and secure during their higher education career.
The student complex will feature a 536-bed
community with single living focus. Amenities will
include community rooms, classrooms, and outdoor
study areas.
6
1. Students pay rent to live
at University House.
2. All net proceeds donated
into a new Ivory University
House scholarship fund.
3. Scholarships are awarded
to students through a new
Ivory University House
scholarship fund.
Ivory University House
Donation Cycle
All net proceeds from Ivory
University House will be donated
to a new scholarship fund at the
University of Utah.
7
Site Description:
•Address –1780 E South Campus Drive
•Acreage –5.4
•Property Access –Access from Research Road
Site Overview
Benefits For SLC Residents
•Reduced traffic from daily student commuters
•Increased housing stock
Benefits For Students at University House
•University of Utah –Across the street
•Trax Station –3-minute walk
•Student Life Center –5-minute walk
8
Campus Layout
The student complex will feature a 536-bed
community with single living focus. Amenities will
include community rooms, classrooms, and
outdoor study areas
Floor Plans
Significant gathering areas promote
student engagement along with the
advantages of individual
apartments.
https://www.high-profile.com/dartmouth-college-student-housing-breaks-ground/http://kathyandrews.com/student-housing/kathy-andrews-interiors-
student-housing-the-domain-at-tallahassee-clubroom-cropped/https://blogs.deakin.edu.au/deakinres/category/student-experience/page/4/
10
Unit Plans
https://lifeedited.com/what-the-heck-is-a-micro-apartment/
https://www.nreionline.com/multifamily/shared-housing-micro-apartment-projects-often-push-legal-limits
•Advantages of Single Living
•No Roommate “Drama”
•Ability to Focus on
Studies
•Improve Health and Safety
•3-point check entrance
•On-site Security
•Promotes Healthy Living
11
Working Together
Salt Lake City Council Approval is The Next
Step to Fulfilling Our Mission
The Ivory Foundation Requests:
•Rezone from Institution (I) to Residential
Mixed-Use (R-MU)
•Additional setback to preserve 27 mature
trees
•Exception to build housing that doesn’t
face the public street.
Thank you, Salt Lake City City
Council, for joining with us to make
an impact for students through
innovation and collaboration.
12