Transmittal - 2/11/2022ERIN MENDENHALL DEPARTMENT of COMMUNITY
Mayor and NEIGHBORHOODS
Blake Thomas
Director
SALT LAKE CITY CORPORATION
451 SOUTH STATE STREET, ROOM 404 WWW.SLC.GOV
P.O. BOX 145486, SALT LAKE CITY, UTAH 84114-5486 TEL 801.535.6230 FAX 801.535.6005
CITY COUNCIL TRANSMITTAL
________________________ Date Received: _________________
Lisa Shaffer, Chief Administrative Officer Date sent to Council: _________________
______________________________________________________________________________
TO: Salt Lake City Council DATE: February 10, 2022
Amy Fowler, Chair
FROM: Blake Thomas, Director, Department of Community & Neighborhoods
__________________________
SUBJECT: Petition PLNPCM2021-00420
Western Gardens Zoning Map Amendment
550 S. 600 East
STAFF CONTACT: Lex Traughber, Senior Planner
(801) 5356184 or lex.traughber@slcgov.com
DOCUMENT TYPE: Ordinance
RECOMMENDATION: That the City Council amend the zoning map as recommended by the
Planning Commission.
BUDGET IMPACT: None
BACKGROUND/DISCUSSION: Tyler Morris, Cottonwood Residential, proposes to
amendment the zoning map to change the zoning for the 2.3 acre parcel noted above from CN –
Neighborhood Commercial to FB-UN2 – Form Based Urban Neighborhood District in its
entirety. The parcel is currently occupied by the Western Gardens commercial center. This
zoning map amendment change will facilitate the redevelopment of this parcel into a multifamily
residential project. The zoning map amendment does not require an amendment to the Central
Community Master Plan.
PUBLIC PROCESS:
●Early Notification – Notification of the proposal was sent to all property owners and
Lisa Shaffer (Feb 11, 2022 12:03 MST)
02/11/2022
02/11/2022
tenants located within 300 feet of the subject parcels on December May 28, 2021. In
addition, the Central Community Neighborhood Council (CCNC) was also provided
notification on May 19, 2021.
● Central Community Neighborhood Council – The applicant presented and discussed
the proposal to rezone the property from CN to RO at the CCNC meeting on June 24,
2021. Planning Staff was in attendance. The applicant subsequently revised their request
to rezone the property from CN to FB-UN2. The applicant presented and discussed the
revised proposal with the CCNC on November 18, 2021. A letter from the CCNC is
attached in the Planning Commission Staff Report dated December 8, 2021.
● Planning Commission Meeting – On December 8, 2021, the Planning Commission held
a public hearing regarding the proposed zoning map amendment. The Planning
Commission voted to forward a positive recommendation regarding the proposal on to the
City Council for decision.
● Historic Landmark Commission Meeting – On January 6, 2022, the Historic
Landmark Commission held a work session regarding the proposed zoning map
amendment. The HLC provided little feedback to the applicant.
PLANNING AND HISTORIC LANDMARK COMMISSION RECORDS:
a) PC Agenda of December 8, 2021 (Click to Access)
b) PC Minutes of December 8, 2021 (Click to Access)
c) PC Staff Report of December 8, 2021 (Click to Access)
d) HLC Agenda of January 6, 2022 (Click to Access)
e) HLC Minutes of January 6, 2022 (Click to Access)
f) HLC Staff Memorandum of January 6, 2022 (Click to Access)
EXHIBITS:
1. PROJECT CHRONOLOGY
2. NOTICE OF CITY COUNCIL HEARING
3. ORIGINAL PETITION
4. MAILING LIST
5. ADDITIONAL PUBLIC COMMENT
SALT LAKE CITY ORDINANCE
No. _____ of 2022
(Amending the zoning of the property located at 550 South 600 East Street
from CN Neighborhood Commercial District to FB-UN2 Form Based Urban
Neighborhood District)
An ordinance amending the zoning map pertaining to the property located at 550 South
600 East Street from CN Neighborhood Commercial District to FB-UN2 Form Based Urban
Neighborhood District pursuant to Petition No. PLNPCM2021-00420.
WHEREAS, the Salt Lake City Planning Commission held a public hearing on December
8, 2021 on an application submitted by Tyler Morris, Cottonwood Residential, to rezone the
property located at 550 South 600 East Street (Tax ID No. 16-06-476-029) from CN
Neighborhood Commercial District to FB-UN2 Form Based Urban Neighborhood District
pursuant to Petition No. PLNPCM2021-00420; and
WHEREAS, at its December 8, 2021 meeting, the planning commission voted in favor of
forwarding a positive recommendation to the Salt Lake City Council on said application; and
WHEREAS, after 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 CN Neighborhood Commercial District to FB-UN2 Form Based
Urban Neighborhood District.
SECTION 2. 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 ______________,
2022.
______________________________
CHAIRPERSON
ATTEST AND COUNTERSIGN:
______________________________
CITY RECORDER
Transmitted to Mayor on _______________________.
Mayor's Action: _______Approved. _______Vetoed.
______________________________
MAYOR
______________________________
CITY RECORDER
(SEAL)
Bill No. ________ of 2022.
Published: ______________.
APPROVED AS TO FORM
Salt Lake City Attorney’s Office
Date:__________________________________
By: ___________________________________
Paul C. Nielson, Senior City Attorney
January 10, 2022
EXHIBIT “A”
Legal Description for the Property to be Rezoned:
Address: 550 S.600 East
Tax ID No. 16-06-476-029
1011 S 6.5 RDS OF LOT 7 & ALL LOT 8 BLK 24 PLAT B SLC SUR ALSO COM AT NW COR SD LOT 7 E 10 RDS S 3.5 RDS W 10 RDS N 3.5 RDS 5429-2544 5520-0002 8498-3111
8498-3108 THRU 3110 9524-5493
Contains 99,317 sq feet or 2.28 acres more or less.
TABLE OF CONTENTS
1. PROJECT CHRONOLOGY
2. NOTICE OF CITY COUNCIL HEARING
3. ORIGINAL PETITION
4. MAILING LIST
5. ADDITIONAL PUBLIC COMMENT
1. PROJECT CHRONOLOGY
PROJECT CHRONOLOGY
Western Gardens Zoning Map Amendment
Petitions PLNPCM2021-00420
April 26, 2021 Petitions received by the City.
May 17, 2021 Petitions assigned to and received by Lex Traughber.
May 19, 2021 The Central Community Neighborhood Council (CCNC) was emailed
notification of the proposal.
May 28, 2021 Early notification mailed to property owners and tenants located
within 300 feet of the subject property boundaries.
June 24, 2021 The applicant formally presented the proposal to the CCNC at their
regularly scheduled monthly meeting. The applicant presented a
proposal to rezone the subject property from CN to RO at the CCNC
meeting. Planning Staff was in attendance. Subsequent to the meeting
on the basis of feedback from the community and Planning Staff, the
applicant decided to consider a modification to their proposal.
September 1, 2021 The applicant formally submitted the request to the Planning Division
to rezone the property from CN to FB-UN2.
November 18, 2021 The applicant formally presented the proposal to the CCNC to change
the zoning from CN to FB-UN2.
November 23, 2021 Notice of the Planning Commission’s December 8, 2021 Public
Hearing mailed to all property owners and residents within 300 feet of
the subject property.
November 24, 2021 Property posted with signs for the December 8, 2021 Planning
Commission hearing. Listserve notification of Planning Commission
agenda emailed. Agenda posted on the Planning Division and State
websites
December 8, 2021 Planning Commission Public Hearing. The Planning Commission
voted to forward a positive recommendation regarding the request on
to the City Council for a decision.
December 9, 2021 Sent a draft ordinance to the City Attorney’s Office for review reflecting
the Planning Commission’s recommendation regarding the zoning
map amendment. Requested review of the draft ordinance.
January 6, 2022 The applicant met with the Historic Landmark Commission (HLC) to
discuss the proposal in a work session. The HLC provided limited
feedback.
January 10, 2022 Received ordinance from the City Attorney’s Office.
February 4, 2022 Transmittal submitted to CAN.
2. NOTICE OF CITY COUNCIL HEARING
NOTICE OF PUBLIC HEARING
The Salt Lake City Council is considering Petition PLNPCM2021-00420 Western Gardens
Zoning Map Amendment– Tyler Morris, Cottonwood Residential, proposes to amendment the
zoning map to change the zoning for the 2.3 acre parcel noted above from CN – Neighborhood
Commercial to FB-UN2 – Form Based Urban Neighborhood District in its entirety. The parcel
is currently occupied by the Western Gardens commercial center. This zoning map amendment
change will facilitate the redevelopment of this parcel into a multifamily residential project. The
subject property is located in Council District 4 represented by Ana Valdemoro.
As part of their study, the City Council is holding two advertised public hearings to receive
comments regarding the petition. During these hearings, anyone desiring to address the City
Council concerning this issue will be given an opportunity to speak. The Council may consider
adopting the ordinance on the same night of the second public hearing. The hearing will be held
electronically:
DATE: Date #1 and Date #2
TIME: 7:00 p.m.
PLACE: **This meeting will not have a physical location.
**This will be an electronic meeting pursuant to the Salt Lake City Emergency
Proclamation. If you are interested in participating in the Public Hearing, please visit our
website at https://www.slc.gov/council/ to learn how you can share your comments during
the meeting. Comments may also be provided by calling the 24-Hour comment line at
(801)535-7654 or sending an email to council.comments@slcgov.com. All comments
received through any source are shared with the Council and added to the public record.
If you have any questions relating to this proposal or would like to review the file, please call
Lex Traughber at (801) 535-6184 between the hours of 8:00 a.m. and 5:00 p.m., Monday
through Friday or via e-mail at lex.traughber@slcgov.com
People with disabilities may make requests for reasonable accommodation no later than 48 hours
in advance in order to participate in this hearing. Please make requests at least two business days
in advance. To make a request, please contact the City Council Office at
council.comments@slcgov.com , 801-535-7600, or relay service 711.
3. ORIGINAL PETITION
PLNPCM2021-00420
Submittal Requirements:
1. A statement declaring the purpose for the amendment.
This proposed amendment of the zoning map is to change the zoning for the 2.3 acre parcel 16-06-476-029 from its current
Commercial Neighborhood (CN) use to Form Based Urban Neighborhood District (FB-UN2) in its entirety. This zoning map
amendment change will facilitate the potential sale and redevelopment of this parcel, as a partnership between the current
owner and Cottonwood Residential, into a multifamily project.
This site currently houses the Western Garden Center which has been a part of the community for multiple years. The
owners of this business view this redevelopment as a part of their retirement plan and would not plan to remain in business
in this location under different circumstances. The building located on this parcel has been confirmed as a non-contributing
structure within the historic overlay of this neighborhood.
The adjacent land use and zones within this block include CN, RO, RFM-35 and SR-3 as the block transitions from higher
density, commercial and mixed uses (CN and RO) to a more residential scale that continues further South (RFM-35 and SR-
3). The intent of this project to develop a multifamily project would strengthen this transition with an appropriate residential
use that provides its own parking, doesn’t compete but rather supports the adjacent commercial uses in Trolley Square and
supports a walkable, diverse neighborhood with access to grocery stores and established public transportation systems.
The zone change to FB-UN2 respects the Central Community Master Plan desire for a transitional zone from the high density
RO zoning to the north to the low density single family neighborhood to the south while allowing for multi-family housing
uses that meet the purpose statement for the zone. This location with the FB-UN2 rezone will create a people-oriented
place with diverse housing opportunities, convenient shopping and mass transit opportunities. There are opportunities for
employment within walking distance and the design will be an appropriately scaled building(s) that respect the existing
character of the neighborhood while increasing interconnection, access and safety. This zone addresses adjacency to
commercial vs. residential zones with specific step back, yard and height requirements that will create a natural transition.
Additionally the focus of this zone on form and how buildings are oriented to the public space means that concerns regarding
massing will be directly addressed.
2. A description of the proposed use of the property being rezoned.
The proposed new use of this property is a multifamily residential development.
This new development under the new FB-UN2 zoning is located within the Central City Neighborhood and Historic District.
This means that the plans for redevelopment will be subject to review by the Historic Landmark Commission (HLC) and the
character and form of the design will be reviewed for compliance with the Historic Design Guidelines for New Construction
Guidelines. This also allows the HLC to modify lot and bulk requirements per 21A.06.050.C.6. These requirements will
promote continuity of the historic character of the neighborhood as a part of this new development. Additionally the FB-
UN2 zone also has form requirements that the planning commission will review, providing two types of oversight.
It is the intent of the development to use these resources as an opportunity to create a unique community within the
neighborhood that is an asset to the existing amenities and respects the adjacent residential zones and the streetscape.
There will be no loss of historic structures or housing stock as a result of this development, in fact, housing stock will be
increased to help address the current housing crisis in Salt Lake City.
3. List the reasons why the present zoning may not be appropriate for the area.
The present zoning, CN, is a low density zone that does not allow for multifamily uses. Additionally the commercial use of
this location currently competes with the Trolley Square development while additional multi-family residential use would
support this use and provide an adjacent workforce to support the retail and commercial functions.
This location, adjacent to commercial, retail and public transportation resources promotes walkable, sustainable living in
the heart of the city. It creates a more appropriate transition to the adjacent low density residential neighborhood and
provides housing opportunities.
4. Is the request amending the Zoning Map?
Yes; Address – 550 600 E Suite, Salt Lake City, UT 84102; Parcel #16-06-476-029
5. Is the request amending the text of the Zoning Ordinance?
Not Applicable
4. MAILING LIST
NAME ADDRESS UNIT CITY STATE ZIP
EAST DOWNTOWN LLC 1014 VINE ST CINCINNATI OH 45202
EAST DOWNTOWN LLC 170 S MAIN ST # 1600 SALT LAKE CITY UT 84101
SMITH'S FOOD & DRUG CENTERS INC 1014 VINE ST CINCINNATI OH 45202
LIBERTY SQUARE PROPERTIES, LLC 6440 S WASATCH BLVD SALT LAKE CITY UT 84121
QUINNA, LLC 504 E 500 S SALT LAKE CITY UT 84102
MICHAEL TRAN; VAN CAM PHU (JT)437 EAGLEPOINTE CIR NORTH SALT LAKE UT 84054
TODD L EVANS; JOANNE EVANS (JT)4005 W 6305 S TAYLORSVILLE UT 84129
AMBEL LLC PO BOX 58054 SALT LAKE CITY UT 84158
517 SOUTH 500 EAST LLC 672 E UNION SQ SANDY UT 84070
CIMC LANA MARIE, LLC 461 E 200 S # 102 SALT LAKE CITY UT 84111
CAROLYN R PEARCE 511 E HAWTHORNE AVE SALT LAKE CITY UT 84102
MIKE DIXON; KIM DIXON (JT)515 E HAWTHORNE AVE SALT LAKE CITY UT 84102
LYNN VALDEZ 3596 S 3340 W WEST VALLEY UT 84119
BRENDAN M MERRICK 525 E HAWTHORNE AVE SALT LAKE CITY UT 84102
RUTH A BROWN 529 E HAWTHORNE AVE SALT LAKE CITY UT 84102
JACQUELINE M ROBERTS 533 E HAWTHORNE AVE SALT LAKE CITY UT 84102
MARK SHANBRUN 539 E HAWTHORNE AVE SALT LAKE CITY UT 84102
TRUST NOT IDENTIFIED 2275 E PARLEYS TER SALT LAKE CITY UT 84109
TRUST NOT IDENTIFIED 2275 E PARLEYS TER SALT LAKE CITY UT 84109
LC VALENTINER ENTERPRISES 524 S 600 E SALT LAKE CITY UT 84102
LC VALENTINER ENTERPRISES 524 S 600 E SALT LAKE CITY UT 84102
CLAYTON PROPERTIES I LLC 550 S 600 E SALT LAKE CITY UT 84102
517 SOUTH 500 EAST LLC 672 E UNION SQ SANDY UT 84070
DIABLO PROPTERTIES, LLC 24 APPIAN CT DONVILLE CA 94526
EELON HOLDINGS LLC SERIES 500 EAST 265 E NINTH AVE SALT LAKE CITY UT 84103
DIABLO PROPTERTIES, LLC 24 APPIAN CT DONVILLE CA 94526
NEWHOUSE UTAH, LLC 9650 S MCCARRAN BLVD RENO NV 89523
MICHAEL L JACOBS 559 S 500 E SALT LAKE CITY UT 84102
EMILY COONROD; ARTHUR TURLAK (JT)1938 E HOLLYWOOD AVE SALT LAKE CITY UT 84108
DYLAN WINSLOW; JOAN WINSLOW (JT)565 S 500 E SALT LAKE CITY UT 84102
MICHAEL KARSY; ODESSA B KARSY (JT)727 SOUTH ST # A PHILADELPHIA PA 19147
LP NORTH PARK UT APARTMENTS 321 CITRUS CIR WALNUT CREEK CA 94598
STEPHEN MONAGHAN; MARIA D L A SERRANO (JT)512 E HAWTHORNE AVE SALT LAKE CITY UT 84102
LACHELLE RICHARDSON JONES; SPENCER WAYNE JONES 516 E HAWTHORNE AVE SALT LAKE CITY UT 84102
LARRY M RICHARDSON 522 E HAWTHORNE AVE SALT LAKE CITY UT 84102
JOSHUA J PACE; JUSTIN L MARTIN 526 E HAWTHORNE AVE SALT LAKE CITY UT 84102
SVEN A MILLER 320 HUNTINGDON PIKE FRN JENKINTOWN PA 19046
LARRY M RICHARDSON 534 E HAWTHORNE AVE SALT LAKE CITY UT 84102
RANDI PEERY; JOHN G III HANLON (JT)538 E HAWTHORNE AVE SALT LAKE CITY UT 84102
JAMES MISKA 519 E 600 S SALT LAKE CITY UT 84102
DAYSTAR HOMES LLC 523 E 600 S SALT LAKE CITY UT 84102
LESLIE V NILSSON 521 W 1400 N FARMINGTON UT 84025
GRANT MICHAEL HAWLEY; MADISON LYNN SLACK (JT)533 E 600 S SALT LAKE CITY UT 84102
GLEN C CHRISTIANSEN 14228 S NEWBURY PARK CIR DRAPER UT 84020
AMANDA J DAVIS; JOHN DAVIS (JT)543 E 600 S SALT LAKE CITY UT 84102
545 EAST LC 1709 E PRINCETON AVE SALT LAKE CITY UT 84105
YA-JUNG LIN 553 E 600 S SALT LAKE CITY UT 84102
561 EAST 600 SOUTH LLC 1332 S COLONIAL DR SALT LAKE CITY UT 84108
561 EAST 600 SOUTH LLC 1332 S COLONIAL DR SALT LAKE CITY UT 84108
560 SOUTH 600 EAST LLC 672 E UNION SQ SANDY UT 84070
560 SOUTH 600 EAST LLC 672 E UNION SQ SANDY UT 84070
SIXTH AND SIXTH LC 911 S MILITARY DR SALT LAKE CITY UT 84108
VIVI LLC 850 S MENDON CT SALT LAKE CITY UT 84105
ERNESTO GUSTAVO GUTIERREZ 2727 S WESTTEMPLE ST SOUTH SALT LAKE UT 84115
ERNESTO GUSTAVO GUTIERREZ 2727 S WESTTEMPLE ST SOUTH SALT LAKE UT 84115
TROLLEY SQUARE VENTURES LLC 630 E SOUTHTEMPLE ST SALT LAKE CITY UT 84102
DARRELL J MOORE; AMANDA K FINLAYSON (JT)603 S 500 E SALT LAKE CITY UT 84102
BRIAN SPENCER; ALICIA SPENCER (JT)7722 S SABAL AVE COTTONWOOD HTS UT 84121
SCOTT & REBECCA BROWN FAMILY TRUST 12/8/2017 613 S 500 E SALT LAKE CITY UT 84102
BORIS A KURZ 1203 S 900 E SALT LAKE CITY UT 84105
WESTERN REGION NONPROFIT HOUSING CORPORATION223 W 700 S SALT LAKE CITY UT 84101
KYLE H GISH; LINDSAY R GISH (JT)530 E 600 S SALT LAKE CITY UT 84102
JOSHUA K JONES; STEVEN FINAU (TC)532 E 600 S SALT LAKE CITY UT 84102
HEIDI MCNULTY 5267 W SUN BLOOM CIR HERRIMAN UT 84096
ERIK V VOGEL 2139 E ROCKLIN DR SANDY UT 84092
MBD LIMITED PARTNERSHIP 937 S LINCOLN ST SALT LAKE CITY UT 84105
564 EAST 600 SOUTH LC 8980 S MELBURY CIR SANDY UT 84093
STUART A CLASON; TIFFANY W CLASON (JT)566 E 600 S SALT LAKE CITY UT 84102
MARC A WARTENBERGER; MACKENZIE P WARTENBERGE 2505 WAUNONA WY MADISON WI 53713
NOAH ANDERS; AMANDA COSTA (JT)570 E 600 S SALT LAKE CITY UT 84102
RONALD T ROMERO; TERRI L ROMERO (TC)578 E 600 S SALT LAKE CITY UT 84102
KRISTEE S DOERFLER 620 S 600 E SALT LAKE CITY UT 84102
MANUKA LLC PO BOX 526297 SALT LAKE CITY UT 84152
TROLLEY SQUARE VENTURES LLC 630 E SOUTHTEMPLE ST SALT LAKE CITY UT 84102
ROBINSON PROJECT MANAGEMENT, LLC 5005 S 900 E MILLCREEK UT 84117
512 EAST 500 SOUTH LLC 672 E UNION SQ SANDY UT 84070
512 EAST 500 SOUTH LLC 672 E UNION SQ SANDY UT 84070
512 EAST 500 SOUTH LLC 672 E UNION SQ SANDY UT 84070
512 EAST 500 SOUTH LLC 672 E UNION SQ SANDY UT 84070
512 EAST 500 SOUTH LLC 672 E UNION SQ SANDY UT 84070
512 EAST 500 SOUTH LLC 672 E UNION SQ SANDY UT 84070
5TH & 5TH SOUTH CONDOMINIUM HOA 672 E UNION SQ SANDY UT 84070
TRACY FAMILY TRUST 08/23/2016 537 S 500 E #101 SALT LAKE CITY UT 84102
LINDSAY NEWTON; OLIVIA R TARIN (JT)537 S 500 E #102 SALT LAKE CITY UT 84102
KEVIN HERRMANN; BEVERLY HERRMANN (JT)138 E 12300 S DRAPER UT 84020
CHRISTOPHER PEART 537 S 500 E #104 SALT LAKE CITY UT 84102
RUDOLPH W PEART; LORRAINE PEART (JT)537 S 500 E #105 SALT LAKE CITY UT 84102
JONATHAN S HILLER; LAUREN H HILLER (JT)537 S 500 E #106 SALT LAKE CITY UT 84102
ROSE OWNERS ASSOCIATION 1222 W LEGACY CROSSING B CENTERVILLE UT 84014
Current Occupant 455 S 500 E Salt Lake City UT 84102
Current Occupant 464 S 600 E Salt Lake City UT 84102
Current Occupant 479 S 600 E Salt Lake City UT 84102
Current Occupant 639 E 500 S Salt Lake City UT 84102
Current Occupant 511 S 500 E Salt Lake City UT 84102
Current Occupant 506 E 500 S Salt Lake City UT 84102
Current Occupant 510 E 500 S Salt Lake City UT 84102
Current Occupant 560 E 500 S Salt Lake City UT 84102
Current Occupant 517 S 500 E Salt Lake City UT 84102
Current Occupant 521 S 500 E Salt Lake City UT 84102
Current Occupant 521 E HAWTHORNE AVE Salt Lake City UT 84102
Current Occupant 510 S 600 E Salt Lake City UT 84102
Current Occupant 512 S 600 E Salt Lake City UT 84102
Current Occupant 518 S 600 E Salt Lake City UT 84102
Current Occupant 519 S 500 E Salt Lake City UT 84102
Current Occupant 530 E 500 S Salt Lake City UT 84102
Current Occupant 541 S 500 E Salt Lake City UT 84102
Current Occupant 530 E 500 S Salt Lake City UT 84102
Current Occupant 540 E 500 S Salt Lake City UT 84102
Current Occupant 557 S 500 E Salt Lake City UT 84102
Current Occupant 553 S 500 E Salt Lake City UT 84102
Current Occupant 567 S 500 E Salt Lake City UT 84102
Current Occupant 577 S 500 E Salt Lake City UT 84102
Current Occupant 530 E HAWTHORNE AVE Salt Lake City UT 84102
Current Occupant 529 E 600 S Salt Lake City UT 84102
Current Occupant 537 E 600 S Salt Lake City UT 84102
Current Occupant 545 E 600 S Salt Lake City UT 84102
Current Occupant 559 E 600 S Salt Lake City UT 84102
Current Occupant 561 E 600 S Salt Lake City UT 84102
Current Occupant 564 S 600 E Salt Lake City UT 84102
Current Occupant 562 S 600 E Salt Lake City UT 84102
Current Occupant 573 E 600 S Salt Lake City UT 84102
Current Occupant 582 S 600 E Salt Lake City UT 84102
Current Occupant 563 E 600 S Salt Lake City UT 84102
Current Occupant 567 E 600 S Salt Lake City UT 84102
Current Occupant 602 E 500 S Salt Lake City UT 84102
Current Occupant 607 S 500 E Salt Lake City UT 84102
Current Occupant 617 S 500 E Salt Lake City UT 84102
Current Occupant 518 E 600 S Salt Lake City UT 84102
Current Occupant 602 S PARK ST Salt Lake City UT 84102
Current Occupant 608 S PARK ST Salt Lake City UT 84102
Current Occupant 620 S PARK ST Salt Lake City UT 84102
Current Occupant 564 E 600 S Salt Lake City UT 84102
Current Occupant 568 E 600 S Salt Lake City UT 84102
Current Occupant 607 S PARK ST Salt Lake City UT 84102
Current Occupant 603 S 600 E Salt Lake City UT 84102
Current Occupant 614 E 600 S Salt Lake City UT 84102
Current Occupant 512 E 500 S #512A Salt Lake City UT 84102
Current Occupant 512 E 500 S #512B Salt Lake City UT 84102
Current Occupant 512 E 500 S #512C Salt Lake City UT 84102
Current Occupant 514 E 500 S #514A Salt Lake City UT 84102
Current Occupant 514 E 500 S #514B Salt Lake City UT 84102
Current Occupant 514 E 500 S #514C Salt Lake City UT 84102
Current Occupant 512 E 500 S Salt Lake City UT 84102
Current Occupant 537 S 500 E #103 Salt Lake City UT 84102
Current Occupant 537 S 500 E Salt Lake City UT 84102
Lex Traughber 451 S. State Street, Rm 406 PO Box 1453 Salt Lake City UT 84114-5480
Tyler Morris - Cottonwood Residential 1245 Brickyard Road Suite 250 Salt Lake City UT 84106
5. ADDITIONAL PUBLIC COMMENT
From:Janet Hemming
To:Planning Public Comments; Clark, Aubrey; Traughber, Lex
Subject:(EXTERNAL) Opposition letter to Western Gardens rezone (PLNPCM2021-00420 )
Date:Wednesday, December 8, 2021 3:55:58 PM
Attachments:Western Gardens opposition letter.docx
Dear Salt Lake City Planning Commissioners:
Attached is a letter opposing the Western Garden rezone. I ask that you review it before your
Commission meeting tonight and that it be placed in the official record.
Respectfully,
Janet (Jan) Hemming
Chair,
Yalecrest Neighborhood Council
December 8, 2021
Dear Salt Lake City Planning Commissioners:
I oppose the petition of Tyler Morris, Cottonwood Residential, to rezone the Western Gardens
property at 550 South 600 East to FB-UN2 – Form Based Urban Neighborhood District
(PLNPCM2021-00420 ).
My opposition is based on the following:
• The Planning Department staff report says the zone change request “respects the
Central Community Master Plan.” How was that conclusion possibly reached because
this proposal is in direct conflict with the Central Community Master Plan and the
Preservation Plan created in 2012. The FB-UN2 zone allows for structures up to 50 feet
in height. This project would dwarf the buildings across the street at Trolley Square and
tower above the single-family homes on Hawthorne Avenue.
• This property is in an historic district and subject to the Historic Preservation Overlay
Zone. 50-foot structures are not permitted in historic districts.
• One of the most important statements in the staff report emphasizes that this property
“is adjacent to less intense residential development existing on to the south and west.
Future development of the subject property will need to be sensitive to this surrounding
mass and scale and will need to be particularly sensitive in terms of building heights and
setbacks.” Loud sirens should sound with this message because what this means is the
neighborhood is going to be overwhelmed with a gigantic, towering structure that has
no place in this location. It will negatively impact the nearby homes and residences. We
understand a 10-story structure is proposed and was originally going to be 12 stories.
Why is that not clearly disclosed in the staff report?
• The Salt Lake City’s Planning Department should be renamed “The Friendly Developer’s
Department.” As a taxpayer and voter, I was under the impression that the Planning
Department existed to preserve and develop our communities and neighborhoods in
wise ways– especially our historic places, not tear them down, or open the door to
behemoth construction projects.
• 21A.27.010.B.3 says local streets (600 E is not an arterial) should have relatively low
building height, similar to surrounding buildings. Surrounding buildings are 2-3 stories.
I am opposed to this petition, and hope as Commissioners you will consider the damaging consequences
this project will have on the concept of historic preservation, the surrounding neighborhood, and the
character of this great and beautiful city. As one who resides in an historic neighborhood, these kinds of
encroachments send a chilling message about our future and the degree to which the Planning
Commission values or doesn’t value historic districts.
Respectfully,
Janet (Jan) Hemming
Chair, Yalecrest Neighborhood Council
From:Jan Ellen Burton
To:Traughber, Lex
Subject:(EXTERNAL) Re: Western Gardens Property
Date:Wednesday, December 8, 2021 5:07:09 PM
I have enjoyed walking through the neighborhoods adjacent to Trolley Square. There is a
special feeling connected with old Salt Lake, much of which is sadly disappearing. I do not
counter the idea that the Western Gardens property may need to be replaced. However, the
depictions of the build-out on 600 East are disturbing, as there is little positive in the way of
architectural design. There is no attempt to integrate the new structures with the
neighborhood. I am reminded of the Soviet era cookie-cutter structures I have seen in Eastern
Europe--The design is not the same, but the end product appears as regimented.
From:
To:Planning Public Comments; Traughber, Lex
Cc:Clark, Aubrey; Tarbet, Nick; Oktay, Michaela; Thomas, Blake; Price, Angela; Norris, Nick; Valdemoros, Ana;
Mano, Darin; "Jesse Hulse"; Ballpark; Lopez, Eva
Subject:(EXTERNAL) Western Gardens Zoning Map Amendment Petition PLNPCM2021-00420
Date:Wednesday, December 8, 2021 5:58:32 PM
Dear Planning Division & Commission,
I join my fellow neighbors in Central City in opposition to this rezoning petition. While FB-UN2 has
great potential for the future, in its current state nothing should be rezoned to it until the problems
and flaws which it presents are addressed and fixed. We in the Central 9th have seen firsthand for
many years the unintended side effects of FB-UN2, we have seen no work done to address these
concerns and therefore oppose the zoning from being applied elsewhere until the serious work at
correction occurs. Major concerns with FB-UN2 include some of the following.
1. FB-UN2 allows very large projects with significant impact to neighborhoods to be built with
little to zero community engagement. Projects which will dramatically change the nature and
feel of an area permanently are allowed by right without any offsetting quality of life
improvements for those who already live or work in the neighborhoods where they are built.
2. In Central 9th we’ve seen how developers have taken advantage of FB-UN2 to build very poor-
quality projects which will not stand the test of time.
3. FB-UN2 discourages greenspace and trees. A simple walk around Central 9th would show
anyone the greenspace desert it’s helped create. It would be a terrible shame for such a lovely
greenspace as Western Garden to become the micro-unit nightmare of FB-UN2 units you see
on West Temple and throughout Central 9th, with no greenspace, no trees, no common space
for residents to enjoy, and certainly zero benefit to the quality of life for existing surrounding
residents and businesses.
4. FB-UN2 also has little influence in ground level engagement which might possibly offset some
of the extreme density it allows, but instead our experience is seeing mailboxes and laundry
rooms through ground level windows.
There are other issues with FB-UN2 which have been brought to planning and the administrations
attention for several years, yet we see no movement to make the minor tweaks and adjustments
which would make it a great zoning type for Salt Lake City. Until these serious concerns are
addressed and rectified, we cannot in good faith endorse it’s use in any part of the city.
Regards,
Paul Johnson
Chair, Central 9th Community Council