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Transmittal - 3/25/2022ERIN 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: March 25, 2022 Dan Dugan, Chair FROM: Blake Thomas, Director, Department of Community & Neighborhoods __________________________ SUBJECT: TAG SLC Master Plan (petition number PLNPCM2021-01041) and Zoning Map Amendments (petition number PLNPCM2021-01042) at approximately 2345 South 500 East STAFF CONTACT: Caitlyn Tubbs, Principal Planner Caitlyn.Tubbs@slcgov.com or (801)-535-7706 DOCUMENT TYPE: Ordinance RECOMMENDATION: That the City Council follow the recommendation of the Planning Commission to approve the following amendments at approximately 2435 South 500 East: •Amend the Sugar House Master Plan’s land use map from Low Density Residential to Medium Density Residential •Amend the Salt Lake City zoning map from R-1,7000 (Single Family Residential) to RMF-35 (Moderate Density Multi-Family Residential) BUDGET IMPACT: None BACKGROUND/DISCUSSION: This is a request by Jake Billitteri to amend the Sugar House Master Plan’s land use map from Low Density Residential to Medium Density Residential and to amend the Salt Lake City Zoning Map from R-1-7,000 Residential to RMF-35 Moderate Density Multi-Family Residential at 2435 South 500 East. The purpose of the request is to facilitate the construction of townhomes. The Planning Commission reviewed this request at a public hearing on January 26, 2022 and voted 7-1 to forward a positive recommendation to the City Council for the amendments. Lisa Shaffer (Mar 29, 2022 08:25 MDT)03/29/2022 03/29/2022 PUBLIC PROCESS: •November 8, 2021 - An early notification was sent to the Sugar House Community Council and all residents and property owners within 300 feet of the subject property. •December 13, 2021 - The Applicant and Staff met with the Sugar House Community Council to present the project and gather feedback from the community. The Community Council provided a letter of support for the project. •January 26, 2022 - The Planning Commission held a public hearing and forwarded a positive recommendation of the map amendment requests to the City Council for their review and decision. Planning Commission (PC) Records a)PC Agenda of January 26, 2022 (Click to Access) b)PC Minutes of January 26, 2022 (Click to Access) c)Planning Commission Staff Report of January 26, 2022 (Click to Access Report) EXHIBITS: 1)Project Chronology 2)Additional Public Comments (Not included in Staff Report) 3)Notice of City Council Hearing 4)Notice Letter to Recognized Community Organizations 5)Notice Letter to Neighbors 6)Original Petition 7)Mailing List SALT LAKE CITY ORDINANCE No. _____ of 2022 (Amending the general plan land use designation of property located at approximately 2435 South 500 East from Low Density Residential to Medium Density Residential and the zoning map from R-1-7,000 Residential to RMF-35 Moderate Density Multi-Family Residential District) An ordinance amending the general plan map pertaining to property located at approximately 2435 South 500 East from Low Density Residential to Medium Density Residential pursuant to Petition No. PLNPCM2021-01041 and amending the zoning map pertaining to property located at approximately 2435 South 500 East from R-1-7,000 Residential to RMF-35 Moderate Density Multi-Family Residential pursuant to Petition No. PLNPCM2021- 01042. WHEREAS, the Salt Lake City Planning Commission held a public hearing on January 26, 2022 on applications submitted by Jake Billitteri (“Applicant”) to change the general plan map and zoning map for property located at 2435 South 500 East (Tax ID No.16-19-428-009- 0000) (the “Property”) from Low Density Residential to Medium Density Residential and from R-1-7,000 Residential to RMF-35 Moderate Density Multi-Family Residential District pursuant to Petition Nos. PLNPCM2021-01041 and PLNPCM2021-01042, respectively; and WHEREAS, at its January 26, 2022 meeting, the Planning Commission held a public hearing and 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 General Plan Map. The Sugar House Master Plan Land Use Map shall be and hereby is amended to reflect that the Property identified on Exhibit “A” attached hereto shall be and hereby amended from Low Density Residential to Medium Density Residential. SECTION 2. 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-1-7,000 Residential to RMF-35 Moderate Density Multi-Family. SECTION 3. Effective Date. This Ordinance shall take effect immediately after it has been published in accordance with Utah Code §10-3-711 and recorded in accordance with Utah Code §10-3-713. 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: ___________________________________ Hannah Vickery, Senior City Attorney 3/16/2022 EXHIBIT “A” Legal Description of Property 2435 South 500 East, Salt Lake City, UT Tax ID No. 16-19-428-009-0000 BEG S 0^12'58" W 507.874 FT FR NW COR LOT 5, BLK 43, 10 AC PLAT A, BIG FIELD SUR; S 89^52'39" E 242.996 FT; N 89^45'23"E 240.495 FT; S 32^08'57" E 38.238 FT; N 0^12'33" E 32.462 FT; N 105.48 FT; SW'LY 142 FT M OR L; S 23.85 FT; W 44.5 FT;N 17 FT; SW'LY 320 FT M OR L; S 78 FT TO BEG. 0.95 AC M OR L. 6026-1289 5901-944 7051-1821 1.Project Chronology Project Chronology TAG SLC Nibley Park General Plan Amendment – PLNPCM2021-01041 TAG SLC Nibley Park Zoning Map Amendment – PLNPCM2021-01042 October 6, 2021 Jordan Atkin and Jake Billetteri filed the General Plan Map and Zoning Map amendment applications. The subject property is located at 2435 South 500 East and encompasses approximately 0.95 acres (41,382 square feet). October 25, 2021 Application assigned to Caitlyn Tubbs, Principal Planner. November 8, 2021 Sent notifications to Sugar House Community Council and surrounding neighbors and property owners. December 13, 2021 Applicant and Staff met with Sugar House Community Council. December 23, 2021 Public input period closed. January 13, 2022 Sign posted on subject property. Public hearing notice sent out and posted to city website. January 26, 2022 Planning Commission held public hearing and forwarded a positive recommendation of the requested general plan map and zoning map amendments to the City Council. March 16, 2022 Signed ordinance received from City Attorney’s Office. 2.Additional Public Comments From: To:Planning Public Comments Subject:(EXTERNAL) TAG SLC Nibley Park General Plan comment Date:Wednesday, January 26, 2022 6:17:23 PM Hi, I would like to make a public comment about the re-zoning of Nibley Park concerning property 2435 South 500 East. The request to change zoning from Low Density Residential to a Medium Density Residential would have a negative effect on the neighborhood. I live in the neighborhood and often walk by this property and believe that keeping it a Low Density property is best for the community. The lot has many old growth trees on it and it would be devastating to see all the trees cut down. Thank you, Chelsea McGowan 3.No tice of City Council Hearing NOTICE OF PUBLIC HEARING The Salt Lake City Council is considering Petition s PLNPCM2021-0 1041 – TAG SLC Nibley Park Master Plan Amendment at 2435 South 500 East and PLNPCM2021-0 1042– TAG SLC Nibley Park Zoning Map Amendment at 2435 South 500 East– On behalf of the owner of 2435 South 500 East Jordan Atkin has requested Salt Lake City amend the Sugar House Master Plan from Low Density Residential to Medium Density Residential and amend the Zoning Map from R-1-7 ,000 to RMF-35. The subject property is located within Council District 7, represented by Amy Fowler. As part of their study, the City Council is holding an advertised public hearing to receive comments regarding the petition. During the hearing, anyone desiring to address the City Council concerning this issue will be given an opportunity to speak. The Council may consider adopting the ordinance the same night of the public hearing. The hearing will be held: DATE: TBD PLACE: Electronic and in-person options. 451 South State Street, Room 326, Salt Lake City, Utah ** This meeting will be held via electronic means, while also providing for an in-person opportunity to attend or participate in the hearing at the City and County Building, located at 451 South State Street, Room 326, Salt Lake City, Utah. For more information, including WebEx connection information, please visit www.slc.gov/council/virtual-meetings. 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 Caitlyn Tubbs at 801-535-7706 between the hours of 8:00 a.m. and 5:00 p.m., Monday through Friday, or via e-mail at caitlyn.tubbs@slcgov.com. The application details can be accessed at https://citizenportal.slcgo v.com/, by selecting the “planning” tab and entering the petition numbers PLNPCM2021-0 1041 and PLNPCM2021-01042. People with disabilities may make requests for reasonable accommodation, which may include alternate formats, interpreters, and other auxiliary aids and services. 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. 4. Notice Letter to Recognized Community Organizations Recognized Organization Input Notification TO: Land on Clark, Sugar House Community Council, and Judi Short, S ugar House Community Co uncil FROM: Caitlyn Tubbs, Principal Planner, Salt Lake City Planning Division (caitlyn.tubbs@slcgov.com or (801)-535-7706) DATE: November 8, 2021 RE: TAG SLC General Plan and Zoning Map Amendments (PLNPCM2021-01041 and PLNPCM2021-01042 ) The Planning Division has received the below request and is notifying your organization to solicit comments on the proposal: Request Type: General Plan and Zo ning Map Amendments Location: Approximately 2435 South 500 East Current General Plan: Low De nsity Residential (5-10 dwelling units/acre) Proposed General Plan: Medium Density Residential (8-20 dwel ling units/acre) Current Zone: R-1-7,000 Residential Proposed Zone: RMF-35 Request Description: A request by Jake Billetteri, representing the owner of the property, to rezone a parcel from R-1-7,000 Residential to RMF-35. To facilitate this zoning change the Applicant has also requested an amendment of the General Plan from Low Density Residential (5-10 dwelling units per acre) to Medium Density Residential (8-20 dwelling units per acre). The property owner intents to construct eighteen (18) townhome units on the property. General Plan and Zoning Map amendment requests require a recommendation from the Planning Commission and final approval from the City Council. I have attached information submitted by the applicant relating to the project to facilitate your review. Request for Input from Your Recognized Organization As part of this process, the applicant is required to solicit comments from Recognized Organizations. The project is within the boundaries of the Central City Community Council, and borders the East Central Community Council area. The purpose of the Recognized Organization review is to inform the community of the project and solicit comments/concerns they have with the project. The Recognized Organization may also take a vote to determine whether there is support for the project, but this is not required. Per City Code 2.60.050 - The recognized community organization chair(s) have forty five (45) days to provide comments, from the date the notice was sent. A public hearing will not be held, nor will a final decision be made about the project within the forty five (45) day notice period. This notice period ends on the following day: Dece mber 23, 2021 Comment Guidance Public comments will be received up to the date of the Planning Commission public hearing. However, you should submit your organization’s comments within 45 days of receiving this notice in order for those comments to be included in the staff report. As a Recognized Organization, we ask that you address the following questions in your comments: • What issues were raised at the meeting and whether any suggestions were made to address the issues. • The number of persons that attended the meeting (not including those with the applicant or City Staff). • Whether a vote was taken on the matter and if so, what the vote tally was. Comment Submission Address You may submit your written comments via e-mail to caitlyn.tubbs@slcgov.com or mail them to: ATTN Caitlyn Tubbs Salt Lake City Planning Division 451 S State St Rm 406 PO Box 145480 Salt Lake City UT 84114-5480 21A. 50.050: Standards for Zoning Map Amendments A decision to amend the text of this title or the zoning map by general amendment is a matter committed to the legislative discretion of the City Council and is not controlled by any one standard . In making a decision to amend the zoning map, the City Council should consider the following: 1. Whether a proposed map amendment is consistent with the purposes, goals, objectives, and policies of the City as stated through its various adopted planning documents; 2. Whether a proposed map amendment furthers the specific purpose statements of the zoning ordinance; 3. The extent to which a proposed map amendment will affect adjacent properties; 4. Whether a proposed map amendment is consistent with the purposes and provisions of any applicable overlay zoning districts which may impose additional standards; and 5. The adequacy of public facilities and services intended to serve the subject property, including, but not limited to, roadways, parks and recreational facilities, police and fire protection, schools, stormwater drainage systems, water supplies, and wastewater and refuse collection. 2435 S 500 E Master Plan Zoning Map Amendment Background The Sugar House Community Master Plan, composed in 2005, laid out the vision for the future of the community. Written at a time when the population of the area had been relatively stagnant for several decades, the plan included extensive areas of low-density single-family zoning. This was a time when schools in the area were closing as there were no longer enough families to support keeping them open. The environment in which the plan was written was very different from the Sugar House of today. Recent decades have seen explosive growth in the Sugar House neighborhood and prices have rapidly increased as many people have sought to move into the high opportunity neighborhoods of Salt Lake City. The TAG Nibley Park Townhomes though modest in size will seek to provide a model for how providing infill with greater density can increase the attainability for families seeking to move into the Sugar House neighborhood. We will outline why our request is reasonable in more detail later in this document, but broadly speaking, the current zoning (including the zoning map) for this parcel is no longer serving the community and is not congruent with the guidelines of several city documents including the Sugar House Community Master Plan, Growing SLC: A 5 Year Housing Plan and Plan Salt Lake. Moreover, the large lot size does not meet the modern requirements of the current R-1-7000 zoning, which states that new lots in the zone must not exceed 10,500 square feet. This is roughly a quarter of the size of the subject lot. Allowing our map amendment will serve the community by increasing density in a location that according to the most recent Master Plan meets all guidelines for Moderate Density. Request We are requesting an amendment to the Future Land Uses Map of the Sugar House Community Master Plan. Our parcel which is located at 2435 S 500 E is currently shown as a site where the city should encourage low-density housing development in the Master Plan’s map. We would like to rezone the property to RMF-35 to allow for the development of townhome style condos on the site. To allow for the rezone, the map would need to be altered to allow for greater density. The characteristics of the site abutting the highway are such that it will necessitate the development of a private road, thus our current site plan has 18 units. Medium density zoning in the master plan allows for 8-20 du/acre, this is the density we would strive for, the request for RMF-35 zoning is simply to allow for additional ceiling height in the units. Rationale Sugar House Community Master Plan The Sugar House Community Master Plan calls out location criteria and policies for Medium Density Residential development. These criteria include locations that are close to arterials, close to higher density residential, mixed use and Business District areas, proximity to parks and prohibiting the expansion of non-residential uses into residential areas. Our proposed site fits these criteria well as it is located on an arterial, is within a quarter mile of several higher density districts and within a mile of the Business District, is close to parks in Salt Lake and South Salt Lake and most importantly is a residential use that will minimally disrupt neighboring properties while adding housing stock. The Master Plan also called for policies of allowing new Medium- Density housing where appropriate, encouraging a variety of densities within the medium range, prohibiting boxcar design, encouraging street patterns that connect streets and discouraging gated developments. As a Medium-Density an ungated development that will add variety to the neighborhood with tasteful design choices while connecting two streets TAG Nibley Park will comply with all Medium-Density housing policies laid out in the Master Plan. Physical Characteristics of the Subject Site The subject site is near the highway, changing width as the highway turns. There are sound barriers and trees present, but the influence of the highway on the site is undeniable. We believe that the negative effects of proximity to the highway can be lessened by providing additional filtration for ventilation system intakes and placing rear yards facing away from the highway, something not possible with the layout feasible for R-1-7000 zoned homes. The additional height allowed by RMF-35 zoning will provide additional quiet from highway noise for neighboring properties. Current zoning in the neighborhood includes a mix of densities near our site, including RMF-35 within .2 miles. Moreover, several properties near TAG Nibley Park are non-conforming uses with greater density. This includes the property 2 doors to the south with density of 8.3 du/acre as well as the property directly across 500 E which features density of 13.3 du/acre. Additionally, while most zoning on Warnock abutting the highway is R-1-7000, this area which has very similar characteristics to the site of TAG Nibley Park, is shown as medium-density on the Future Land Uses Map. These factors taken when combined with the suitability of the site for Medium-Density according to the Sugar House Master Plan support our map amendment. Growing SLC: A 5 Year Housing Plan In the most recent housing plan, the impacts of rising home prices on middle-income households are called out. Specifically, middle income households are oftentimes forced to live outside of their preferred areas, accept being house-poor or forced to leave the Salt Lake Community altogether. The role of density limitations in contributing to this problem, particularly on the east side, is recognized in this document. One policy goal outlined in the plan is to increase housing options. The plan suggests doing so by developing flexible zoning tools, particularly along transportation routes. TAG Nibley Park will be in close proximity to transit options including a bus stop and a station on the S-Line within a quarter mile. Another policy goal outlined in the document is to increase diversity in the housing stock and increase units while minimizing neighborhood impacts. TAG Nibley Park will feature a design that represents the missing middle in terms of scale and density. In doing so, on an underutilized lot we will be leveraging precious developable land appropriately and in a manner that creates a product attainable for the Salt Lake workforce. Plan Salt Lake The citywide Master Plan encourages the location of new development in areas with existing transportation, including public transit. It also suggests promoting infill of underutilized land, accommodating an increasing population and providing access to opportunities for a healthy lifestyle. The plan specifically calls out increasing the number of medium density housing types and enabling moderate density increases where appropriate. The location of the TAG Nibley Park project will clearly be well aligned with the city Master Plan as it provides an opportunity to increase density in an area that has characteristics making it an appropriate location to do so according to several city documents. Moreover, the location in Sugar House will allow residents access to grocery stores, recreational opportunities, shopping and employment that is very much congruent with promoting a healthy lifestyle. Summary In conclusion, the current Future Land Uses Map of the Sugar House Community Master Plan no longer lives up to the needs of a growing and increasingly expensive city. By allowing for the development of a project with greater density in an area where it appropriate according to the text of the Sugar House Community Master Plan, the city will advance goals laid out in Growing SLC and Plan Salt Lake. The Future Land Uses Map of the Master Plan was drawn at a time when the population was stagnant and city plans in the time since the drawing of the map have consistently advocated for infill and greater density where appropriate, including criteria for appropriateness that very much align with our site. Land uses next to the highway provide the opportunity for smart design decisions that limit the impact that the highway has on residents and neighbors. Our site is in close proximity (~300 feet) to property with very similar that is highlighted for medium density development. In fact, this area is one of the few areas directly abutting the highway without a buffer that is zoned for single family residential. When all these factors are taken together, we feel that the Map Amendment request is fair and justified. Parcel ID 16-19-428-009 Rezone Narra*ve R-1-7000 to RMF-35 Zone Map Amendment September 30, 2021 Project Descrip*on: U"lizing nearly an acre currently occupied by a condemned single-family dwelling, the TAG Nibley Park Townhomes will create a moderate density townhome development that matches the character of the surrounding neighborhood. Specifically, the project will mirror surrounding buildings architecturally by paying homage to features that are prevalent in the neighborhood. It will also serve to fill a niche by offering a more aHainable and family friendly housing op"on in a high opportunity neighborhood. The development will include townhomes built in blocks to preserve green space and match the intensity of an area that oIen includes larger yards. The TAG Nibley Park Townhomes will be built in close proximity to public-transit op"ons such as the 500 East TRAX Sta"on (.25 miles), as well as a stop for the 205-bus line (2 doors south), providing opportuni"es for residents to access entertainment and employment, while minimizing traffic impacts on 500 East. For residents that do choose to drive, the project will feature a meandering drive aisle that connects Warnock and 500 East, integra"ng it with the surrounding community. The current R-1-7000 zoning is not congruent with the housing goals of the city, which has increasingly recognized in housing plans that a lack of density is leaving many residents, par"cularly young residents, priced out. The zone amendment is supported by the following city documents: Sugar House Community Master Plan Growing SLC: A Five Year Housing Plan Plan Salt Lake Background: The 2005 Sugar House Community Master Plan provides the outline for the future development of a neighborhood that was and is very much in flux. Historically, Sugar House has served as one of the most desirable residen"al areas in the city, featuring a variety of housing densi"es and types. Although the neighborhood has pockets of dense development, par"cularly in the Business District, much of the housing stock in the area has been dominated by single-family residences. When the Sugar House Community Master Plan was released the planning commission was guided by a desire to strengthen exis"ng neighborhoods while suppor"ng new development par"cularly in the budding Sugar House Business District. At the "me, the city enacted policies against un-permiHed housing conversions as these unauthorized altera"ons to proper"es aHracted fewer families and the area faced school closures. In the nearly two decades since the Master Plan was developed, the situa"on on the ground has changed substan"ally. According to Growing SLC: A Five Year Housing Plan, “the city has not had a significant update to its zoning code since the mid-1990s” when decisions were guided by “the gradual popula"on decline that occurred over the preceding three decades”. In fact, growth paHerns have changed drama"cally, even from 2005, as noted by Growing SLC, “From 2010-2014, the city gained 4,400 new residents, doubling the pace of growth that was recorded between 2000 and 2010”. Over the last several years the popula"on and prices in Salt Lake have spiked. The proposed TAG Nibley Park project, though modest in size, marks a step towards addressing the housing squeeze by adding density on an underu"lized lot. Proposed Project and Compliance with Salt Lake City Policy Objec*ves: Located at 500 E and abugng the highway, the TAG Nibley Park Townhomes will be on a lot that changes in size along the contours in the highway. The TAG Nibley Park Townhomes are the ideal use for this underu"lized parcel and are in alignment with city policies laid out in several city housing documents as well as the Sugar House Community Master Plan. The project will increase density and add a housing op"on in Sugar House while minimizing the impact on surrounding housing, matching intensity of surrounding residences u"lizing breaks of green space. The plan for the project will create a sense of place and connec"vity with the surrounding community for the families that will live there. It will do so in a loca"on that is suited for higher density (near an arterial street), creates minimal conflict with neighboring proper"es and provides a plethora of transit op"ons, services and access to parks. These aspects are aligned with city goals. In the most recent Sugar House Master Plan, the city outlined policy for moderate density development, the proposed project meets all of these policy requirements and does so while also aligning with objec"ves in Plan Salt Lake and Growing SLC: A Five Year Housing Plan. The Sugar House Community Master Plan, adopted in 2005, contains many provisions rela"ng to where future planners should locate more dense development within the Sugar House neighborhood. The TAG Nibley Park Townhomes meet all of these requirements, providing a loca"on that is close to arterial streets, areas with higher density development and several parks. Going item by item, the Sugar House Community Master Plan states the following policies in regards to the loca"on moderate density housing: •Proximity to arterial or collector streets- The TAG Nibley Park Townhomes are located on 500 E which is outlined in the Master Plan as a City Arterial. 500 E is a north south street provides access to much of the city, as well as east-west arterials. The development is also close to 700 E (.4 miles) which is a highlighted as a State Arterial, providing access to I-80. •Proximity to higher density residen*al areas, mixed-use areas, neighborhood commercial nodes or the urban town center of the Business District- The TAG Nibley Park Townhomes will be built in close proximity to other dense development. The nearest RMF-35 development is just .2 miles to the north, with form-based transit development within .25 miles to the north. There are also stretches of RMF-30 along 700 E which is .4 miles east of the TAG Nibley Park Townhomes. A bit further out is the Sugar House Business District which is 1 mile using local roads. The TAG Nibley Park Townhomes are situated among several higher density residen"al areas and also features the intense development of the Business District within 1 mile. •Proximity to exis*ng and proposed parks and open space- The TAG Nibley Park Townhomes will be built in close proximity to several parks in Salt Lake and South Salt Lake. Lions Park in South Salt Lake is just .2 miles to the west, while Nibley Park and Fairmont Park in Salt Lake are within .5- and 1-miles distance to the TAG Nibley Park Townhomes respec "vely. The access to parks provided by the loca"on of the TAG Nibley Park Townhomes will help to ensure that the development is engaged with the community and a healthy place to live. The Sugar House Community Master Plan, recognized that the community was growing and would need to accommodate new development, including development classified as moderate density. TAG Nibley Park meets these requirements because the loca"on is appropriate, the high-concept design will fit well with the exis"ng neighborhood, the development will be connected with the surrounding neighborhood and these objec"ves will be accomplished with minimal conflict with surrounding proper"es. Going item by item, the Sugar House Community Master Plan states the following policies in regards to the development of moderate density housing: •Encourage new Medium-Density housing opportuni*es in appropriate loca*ons in Sugar House.- As demonstrated above, the TAG Nibley Park Townhomes meet all of the criteria for the loca"on of a moderate density housing development. The city’s stated policy in the Sugar House Community Master Plan is to encourage the construc"on of this type of development when appropriately situated. •Encourage a variety of densi*es in the Medium-Density range while ensuring the design of these projects is compa*ble with surrounding residen*al structures.- The TAG Nibley Park Townhomes will be designed in a manner that is compa"ble with surrounding structures and may serve as a needed relief from highway noise for neighbors to the south. The planned breaks and scale of the buildings will ensure that although the buildings are larger than surrounding houses, they will feature green space and sense of intensity that is comparable with single family residences in the surrounding neighborhood. •Con*nue to prohibit the development of “box car design of mul*-family dwellings.- The developers of the TAG Nibley Park Townhomes will collaborate closely with an architectural team to ensure that the development features an interes"ng design that fits well within the surrounding neighborhood. •Encourage street paVerns that connect with other streets.- The TAG Nibley Park Townhomes will be situated between 500 E and where Warnock dead ends. The developer is open to having a conversa"on about poten"ally connec"ng 500 E and Warnock via a private road through the development. This would create beHer access to 700 E to the south of I-80 and reduce the "me/distance that non-car users will have to spend on busier arterials. •Discourage gated developments- The TAG Nibley Park Townhomes will not be a gated development. The developer desires to foster a sense of connec"on with the surrounding community, thus ingress and egress to the townhomes on a private road will be unrestricted. •Support opportuni*es for conversion and infill development of Medium Density housing while requiring appropriate design and loca*on to minimize conflicts with exis*ng single-family development.- The TAG Nibley Park Townhomes will involve a project that infills moderate density development into an exis"ng neighborhood. As outlined above, the project will pursue a high concept design in conjunc"on with the architectural team. The orienta"on of the lot and border with the highway provide a rare opportunity to infill with higher density, while disturbing neighbors minimally. The project directly borders just one single family residence and a field owned by the LDS church. The Sugar House Community Master Plan, acknowledged the need for a variety of housing types, par"cularly those that would appeal to and be obtainable by young, single and older people. The Master Plan specifically called out “alley-fed townhomes”, like the TAG Nibley Park Townhomes as one op"on that could provide this variety. The policy adopted by the Master Plan for housing variety is as follows: •Provide a diversity of housing types, sizes, and prices within the community- The TAG Nibley Park Townhomes will provide more housing diversity in a part of Sugar House that is lacking aHainable and starter home op"ons. Growing SLC: A 5 Year Housing Plan compiled in 2018, details an emerging housing crisis in Salt Lake City. According to the report the crisis is due in part to local barriers to housing development. Specifically, significant por"ons of the east side of the city being zoned single- family has constrained housing supply, this has been reflected in the housing prices. The TAG Nibley Park Townhomes will address several objec"ves and policy guidelines outlined in the report. •Objec*ve 1: Review and modify land-use and zoning regula*ons to reflect the affordability needs of a growing, pioneering city- As noted in the Growing SLC housing report, zoning regula"ons have not undergone major revisions since the mid-90s, a "me when the city had seen several decades of moderate popula"on contrac"on. As discussed above the housing market has changed significantly, even in the years since 2005, when the Sugar House Community Master Plan was compiled. The TAG Nibley Park Townhomes fill a concrete need for greater affordability in an area where it is sorely lacking, but in order to do so, the project needs increased density from what is offered by the current zoning code. •Develop flexible zoning tools and regula*ons, with a focus along significant transporta*on routes (1.1.1).- The TAG Nibley Park Townhomes are located along several significant public transit op"ons. The project is in close proximity to a TRAX sta"on (.25 miles) and a bus stop (<.1 mile). Access to these transporta"on ameni"es will allow residents to access work and play opportuni"es without being dependent on their cars. The increased density necessitated by the TAG Nibley Park Townhomes will also serve to bolster the u"liza"on of public transit in the Sugar House neighborhood. •Develop in-fill ordinances that promote a diverse housing stock, increase housing op*ons, create redevelopment opportuni*es, and allow addi*onal units within exis*ng structures, while minimizing neighborhood impacts (1.1.2).- The TAG Nibley Park Townhomes are an infill project that will increase the diversity of the housing stock in Sugar House and provide new housing op"ons by redeveloping an underu"lized lot. The loca"on along the freeway will allow it to achieve these aims in a way that impacts the neighborhood very minimally and affects few neighbors. •Objec*ve 3: Implement Life cycle Housing principles in neighborhoods throughout the city- By allowing for the development of townhomes in the Sugar House neighborhood, the city will facilitate an op"on for young people and families as well as people desiring to age in place in the community. Townhomes offer a more affordable op"on for young and budding families, while simultaneously offering the possibility of downsizing and reduced maintenance responsibili"es for those looking to age in the community where they have spent their lives. One goal of the TAG Nibley Park Townhomes is to create a thriving community where people at different points in the life cycle can live in harmony with each other. In Plan Salt Lake a 2015 document outlining policy for the en"re city, the need for expanded housing opportuni"es was recognized in calls for growth and housing ini"a"ves. The TAG Nibley Park Townhomes align well with the ini"a"ves outlined in Plan Salt Lake by offering an op"on to strategically increase density in a loca"on where it is appropriate. Growth Ini*a*ves •Locate new development in areas with exis*ng infrastructure and ameni*es, such as transit and transporta*on corridors.- As outlined above the project will be located in an area with abundant access to city infrastructure that promotes healthy work and play, as well as efficient transporta"on to recrea"on and employment opportuni"es. •Promote infill and redevelopment of underu*lized land.- In an era when single family homes in the 84106 area code have an average asking price $656,000 over the last 90 days and houses are spending less than 2 weeks on the market, having a single family residence or even several single family residences on the parcel with the characteris"cs of the proposed site represents an extreme underu"liza"on of the land. •Accommodate and promote an increase in the City’s popula*on.- As men"oned in Growing SLC, the city is growing rapidly, and the pace has only increased over recent years. A denser zoning code will allow for the property to accommodate more units, thereby beHer promo"ng growth in the City’s popula"on. •Provide access to opportuni*es for a healthy lifestyle (including parks, trails, recrea*on, and healthy food).- The TAG Nibley Park Townhomes will be close to resources that allow a healthy lifestyle including mul"ple parks, shopping/recrea"on opportuni"es and several grocery stores. Housing Ini*a*ves •Increase the number of moderate density housing types and op*ons.- The TAG Nibley Park Townhomes will provide a moderate density op"on in an area of the city where it is sorely needed. •Encourage housing op*ons that accommodate aging in place.- The TAG Nibley Park Townhomes will encourage aging in place by offering a lower maintenance op"on for folks looking to age in place within the Sugar House community by downsizing. •Direct new growth towards areas with exis*ng infrastructure and services that have the poten*al to be people-oriented.- Sugar House is a highly developed part of the city, therefore it has the infrastructure and services needed to support a high quality of life for the residents of the proposed development. •Enable moderate density increases within exis*ng neighborhoods where appropriate.- The parcel on which the TAG Nibley Park Townhomes will be developed is very well suited for an increase in density according to the criteria laid out in the Sugar House Community Master Plan. The minimal disturbance provides a unique opportunity in the Sugar House neighborhood. •Promote high density residen*al in areas served by transit.- The area around the proposed project is served by bus and light rail transit op"ons, all within a quarter mile. Addi"onal density would promote higher u"liza"on of these resources. Equity Ini*a*ves •Support policies that provide housing choices, including affordability, accessibility and aging in place.- Sugar House is a high opportunity neighborhood that has a high barrier to entry. Our project will serve to increase equity in the city by providing a housing choice that is more aHainable than single family homes on large lots in this area. Moreover, the resources in the area will promote accessibility and aging in place as outlined above. The TAG Nibley Park Townhomes will advance this equity related ini"a"ve as outlined in Plan Salt Lake. Purpose: The purpose of the amendment to the zone map amendment is to work towards beHer fulfilling the city’s stated goals and vision as demonstrated in the Sugar House Community Master Plan and other city planning documents. The current zoning code applied to the property is outdated and preven"ng growth in an area that is well suited for it, especially given the characteris"cs of the lot allowing for more housing without affec"ng a significant number of neighbors. The proposed development will achieve the goals and purpose of the RMF-35 zone far more effec"vely than those of the current R-1-7000 zone. Our team is commiHed to making this a project that will work not only for future members of the community, but also current community members. Thus, we will be including neighbors in the process of finalizing the formula"on of our project to make sure we minimize disturbance and bring as much benefit as possible. We will work with appropriate community bodies to ensure that the project fits the style and intensity of the surrounding neighborhood. Moreover, we will be collabora"ng with a top notch architectural team to design a product that Sugar House will be proud to have as an addi"on to their neighborhood. Our team will work with the community to establish that RMF-35 is the appropriate zoning code for this property. Parcels for Zone Map Amendment: 16-19-428-009 RMF-35 Zoning: The purpose statement for the RMF-35 zone is as follows: The purpose of the RMF-35 Moderate Density Mul"-Family Residen"al District is to provide an environment suitable for a variety of moderate density housing types, including single-family, two-family, and mul"-family dwellings with a maximum height of thirty five feet (35'). This district is appropriate in areas where the applicable Master Plan policies recommend a density of less than thirty (30) dwelling units per acre. This district includes other uses that are typically found in a mul"-family residen"al neighborhood of this density for the purpose of serving the neighborhood. Uses are intended to be compa"ble with the exis"ng scale and intensity of the neighborhood. The standards for the district are intended to provide for safe and comfortable places to live and play, promote sustainable and compa"ble development paHerns and to preserve the exis"ng character of the neighborhood. The TAG Nibley Park Townhomes fit well within the purpose statement for the RMF-35 Zone. The development will be located on an interior block linking together 500 East and Warnock Ave. Addi"onally, by using smaller blocks of townhomes with green space interspersed throughout the TAG Nibley Park Townhomes will mirror the intensity of the surrounding neighborhood. Through thoughqul design the TAG Nibley Park Townhomes will preserve the character of the neighborhood, while providing a sustainable development both in terms of aHainability and access to surrounding ameni"es via public transit. Amending zoning follows the Sugar House Community Master Plan by allowing a moderate density development in an area that meets all criteria and policies for moderate density residen"al. While recognizing that use on the property will be denser than the surrounding single family and non-conforming mul"family homes, the denser development at the TAG Nibley Park Townhomes will shield the neighboring proper"es from the noise of the highway directly abugng the property. The RMF-35 Zone Requirements are as follows: Minimum Lot Area And Lot Width: The minimum lot areas and lot widths required in this district are as follows: Land Use Minimum Lot Area Minimum Lot Width Mul"-family dwellings (3 through 11 units)9,000 square feet1 80 feet Mul"-family dwellings (12 or more units)26,000 square feet1 80 feet Qualifying provisions: 1. 9,000 square feet for 3 units, plus 2,000 square feet for each addi"onal dwelling unit up to and including 11 units. 26,000 square feet for 12 units, plus 1,000 square feet for each addi"onal dwelling unit up to 1 acre. For developments greater than 1 acre, 1,500 square feet for each dwelling unit is required. D. Maximum Building Height: The maximum building height permiHed in this district is thirty five feet (35'). E. Minimum Yard Requirements: 1. Front Yard: Twenty feet (20'). 2. Corner Side Yard: Ten feet (10'). 3. Interior Side Yard: a. Single-family detached and two-family dwellings: (1) Interior lots: Four feet (4') on one side and ten feet (10') on the other. (2) Corner lots: Four feet (4'). b. Single-family aHached: No yard is required, however, if one is provided it shall not be less than four feet (4'). c. Twin home dwelling: No yard is required along one side lot line while a ten foot (10') yard is required on the other. d. Mul"-family dwellings: (1) Interior lots: Side yard shall be at least ten feet (10'). e. All other permiHed and condi"onal uses: Ten feet (10') on each side. Municipal service uses, including City u"lity uses and police and fire sta"ons No minimum No minimum Natural open space and conserva"on areas, public and private No minimum No minimum Places of worship less than 4 acres in size 12,000 square feet 140 feet Public pedestrian pathways, trails and greenways No minimum No minimum Public/private u"lity transmission wires, lines, pipes and poles No minimum No minimum Single-family aHached dwellings (3 or more)3,000 square feet per unit Interior: 22 feet Corner: 32 feet Single-family detached dwellings 5,000 square feet 50 feet Twin home dwellings 4,000 square feet per unit 25 feet Two-family dwellings 8,000 square feet 50 feet U"lity substa"ons and buildings 5,000 square feet 50 feet Other permiHed or condi"onal uses as listed in sec"on 21A.33.020 of this "tle 5,000 square feet 50 feet 4. Rear Yard: Twenty five percent (25%) of the lot depth, but not less than twenty feet (20') and need not exceed twenty five feet (25'). 5. Accessory Buildings And Structures In Yards: Accessory buildings and structures may be located in a required yard subject to sec"on 21A.36.020, table 21A.36.020B, "Obstruc"ons In Required Yards", of this "tle. 6. Exis"ng Yards: For buildings legally exis"ng on April 12, 1995, the required yard shall be no greater than the established setback line of the exis"ng building unless the proposed yard encroachment is to accommodate addi"onal units. New principal buildings must conform to current yard area requirements, unless the new principal two-family dwelling or twin home has legal conforming status as outlined in sec"on 21A.38.070 of this "tle. F. Required Landscape Yards: The front yard, corner side and, for interior mul"-family lots, one of the interior side yards shall be maintained as landscape yards. G. Maximum Building Coverage: 1. Single-Family Detached: The surface coverage of all principal and accessory buildings shall not exceed forty five percent (45%) of the lot area. 2. Single-Family AHached Dwellings: The surface coverage of all principal and accessory buildings shall not exceed sixty percent (60%) of the lot area. 3. Two-Family And Twin Home Dwellings: The surface coverage of all principal and accessory buildings shall not exceed fiIy percent (50%) of the lot area. 4. Mul"-Family Dwellings: The surface coverage of all principal and accessory buildings shall not exceed sixty percent (60%) of the lot area. 5. Exis"ng Dwellings: For dwellings exis"ng on April 12, 1995, the coverage of such exis"ng buildings shall be considered legally conforming. 6. Nonresiden"al Land Uses: The surface coverage of all principal and accessory buildings shall not exceed sixty percent (60%) of the lot area. H. Landscape Buffers: Where a lot abuts a lot in a single-family or two-family residen"al district, a landscape buffer shall be provided in accordance with chapter 21A.48 of this "tle. (Ord. 46-17, 2017: Ord. 66-13, 2013: Ord. 12-11, 2011: Ord. 62-09 §§ 6, 9, 2009: Ord. 61-09 § 7, 2009: Ord. 35-99 §§ 18, 19, 1999: Ord. 26-95 § 2(12-12), 1995) Surrounding Zoning: R-1-7000 Exis*ng R-1-7000 Text: A. Purpose Statement: The purpose of the R-1/7,000 Single-Family Residen"al District is to provide for conven"onal single-family residen"al neighborhoods with lots not less than seven thousand (7,000) square feet in size. This district is appropriate in areas of the City as iden"fied in the applicable community Master Plan. Uses are intended to be compa"ble with the exis"ng scale and intensity of the neighborhood. The standards for the district are intended to provide for safe and comfortable places to live and play, promote sustainable and compa"ble development paHerns and to preserve the exis"ng character of the neighborhood. B. Uses: Uses in the R-1/7,000 Single-Family Residen"al District, as specified in sec"on 21A.33.020, "Table Of PermiHed And Condi"onal Uses For Residen"al Districts", of this "tle, are permiHed subject to the general provisions set forth in sec"on 21A.24.010 of this chapter and this sec"on. C. Minimum Lot Area And Lot Width: The minimum lot areas and lot widths required in this district are as follows: D. Maximum Building Height: 1. The maximum height of buildings with pitched roofs shall be: a. Twenty eight feet (28') measured to the ridge of the roof; or b. The average height of other principal buildings on the block face. 2. The maximum height of a flat roof building shall be twenty feet (20'). 3. Maximum exterior wall height adjacent to interior side yards shall be twenty feet (20') for exterior walls placed at the building setback established by the minimum required yard. Exterior wall height may increase one foot (1') (or frac"on thereof) in height for each foot (or frac"on thereof) of increased setback beyond the minimum required interior side yard. If an exterior wall is approved with a reduced setback through a special excep"on, variance or other process, the maximum allowable exterior wall height decreases by one foot (1') (or frac"on thereof) for each foot (or frac"on thereof) that the wall is located closer to the property line than the required side yard setback. a. Lots with cross slopes where the topography slopes, the downhill exterior wall height may be increased by one-half foot (0.5') for each one foot (1') difference between the eleva"on of the average grades on the uphill and downhill faces of the building. b. Excep"ons: (1) Gable Walls: Walls at the end of a pitched roof may extend to a height necessary to support the roof structure except that the height of the top of the widest por"on of the gable wall must conform to the maximum wall height limita"on described in this sec"on. (2) Dormer Walls: Dormer walls are exempt from the maximum exterior wall height if: (A) The width of a dormer is ten feet (10') or less; and (B) The total combined width of dormers is less than or equal to fiIy percent (50%) of the length of the building facade facing the interior side yard; and Land Use Minimum Lot Area Minimum Lot Width Municipal service uses, including City u"lity uses and police and fire sta"ons No minimum No minimum Natural open space and conserva"on areas, public and private No minimum No minimum Places of worship less than 4 acres in size 12,000 square feet 80 feet Public pedestrian pathways, trails and greenways No minimum No minimum Public/private u"lity transmission wires, lines, pipes and poles No minimum No minimum Single-family detached dwellings 7,000 square feet 50 feet U"lity substa"ons and buildings 7,000 square feet 50 feet Other permiHed or condi"onal uses as listed in sec"on 21A.33.020 of this "tle 7,000 square feet 50 feet (C) Dormers are spaced at least eighteen inches (18") apart. 4. Building height for ini"al construc"on of a building shall be measured as the ver"cal distance between the top of the roof and the established grade at any given point of building coverage. Building height for any subsequent structural modifica"on or addi"on to a building shall be measured from finished grade exis"ng at the "me a building permit is requested. Building height for the R-1 districts, R-2 District and SR districts is defined and illustrated in chapter 21A.62 of this "tle. 5. Where buildings are stepped to accommodate the slope of terrain, each step shall have a horizontal dimension of at least twelve feet (12'). 6. a. For proper"es outside of the H Historic Preserva"on Overlay District, addi"onal building height may be granted as a special excep"on by the Planning Commission subject to the special excep"on standards in chapter 21A.52 of this "tle and if the proposed building height is in keeping with the development paHern on the block face. The Planning Commission will approve, approve with condi"ons, or deny the request pursuant to chapter 21A.52 of this "tle. b. Requests for addi"onal building height for proper"es located in an H Historic Preserva"on Overlay District shall be reviewed by the Historic Landmarks Commission which may grant such requests subject to the provisions of sec"on 21A.34.020 of this "tle. E. Minimum Yard Requirements: 1. Front Yard: The minimum depth of the front yard for all principal buildings shall be equal to the average of the front yards of exis"ng buildings within the block face. Where there are no exis"ng buildings within the block face, the minimum depth shall be twenty feet (20'). Where the minimum front yard is specified in the recorded subdivision plat, the requirement specified on the plat shall prevail. For buildings legally exis"ng on April 12, 1995, the required front yard shall be no greater than the established setback line of the exis"ng building. 2. Corner Side Yard: The minimum depth of the corner side yard for all principal buildings shall be equal to the average of the exis"ng buildings on the block face. Where there are no other exis"ng buildings on the block face, the minimum depth shall be twenty feet (20'). Where the minimum corner side yard is specified in the recorded subdivision plat, the requirement specified on the plat shall prevail. 3. Interior Side Yard: a. Corner lots: Six feet (6'). b. Interior lots: Six feet (6') on one side and ten feet (10') on the other. 4. Rear Yard: Twenty five feet (25'). 5. Accessory Buildings And Structures In Yards: Accessory buildings and structures may be located in a required yard subject to sec"on 21A.36.020, table 21A.36.020B of this "tle. F. Maximum Building Coverage: The surface coverage of all principal and accessory buildings shall not exceed forty percent (40%) of the lot area. G. Maximum Lot Size: With the excep"on of lots created by a subdivision or subdivision amendment recorded in the Office of the Salt Lake County Recorder, the maximum size of a new lot shall not exceed ten thousand five hundred (10,500) square feet. Lots in excess of the maximum lot size may be created through the subdivision process subject to the following standards: 1. The size of the new lot is compa"ble with other lots on the same block face; 2. The configura"on of the lot is compa"ble with other lots on the same block face; and 3. The rela"onship of the lot width to the lot depth is compa"ble with other lots on the same block face. H. Standards For AHached Garages: 1. Width Of An AHached Garage: The width of an aHached garage facing the street may not exceed fiIy percent (50%) of the width of the front facade of the house. The width of the garage is equal to the width of the garage door, or in the case of mul"ple garage doors, the sum of the widths of each garage door plus the width of any intervening wall elements between garage doors. 2. Located Behind Or In Line With The Front Line Of The Building: No aHached garage shall be constructed forward of the "front line of the building" (as defined in sec"on 21A.62.040 of this "tle), unless: a. A new garage is constructed to replace an exis"ng garage that is forward of the "front line of the building". In this case, the new garage shall be constructed in the same loca"on with the same dimensions as the garage being replaced; b. At least sixty percent (60%) of the exis"ng garages on the block face are located forward of the "front line of the building"; or c. The garage doors will face a corner side lot line. (Ord. 46-17, 2017: Ord. 59-16, 2016: Ord. 7-14, 2014: Ord. 66-13, 2013: Ord. 73-11, 2011: Ord. 12-11, 2011: Ord. 90-05 § 2 (Exh. B), 2005: Ord. 26-95 § 2(12-5), 1995) The R-1-7000 zoning on this property does not align with the ci"es stated goals because it lacks the density needed to ensure aHainability in a high opportunity part of the city. A more dense development paHern would offer more to the city in terms of sustainability. Less dense, more dispersed single family zoning was appropriate in this area when the city was shrinking and schools were closing. In an era when demand is at an all "me high and many of the workers in the Sugar House Business District commute in from other parts of the city or outlying communi"es, it is far more important and sustainable to increase housing op"ons than to keep an underu"lized parcel next to the highway zoned R-1-7000. This is especially true when the proposed development will mirror the surrounding community in terms of intensity. In fact, the site plan for the proposed project currently has coverage less than what is typically allowed in R-1-7000 (roughly 25% versus 40% allowed) and the lot is currently so large at nearly an acre that it does not comply with modern R-1-7000 code implemented in the 90s which caps lots at 10,500 square feet. The proposed revision to the zoning on this property will allow development on the parcel that is congruent with the modern needs of the city as well as goals stated in the most recent city plans and guiding documents. Summary: Map Amendments are approved based on several criteria including: •Whether the proposed map amendment is consistent with the purposes, goals, objec"ves, and policies of the City as state through its various adopted planning documents. •The extent to which a proposed map amendment will affect adjacent proper"es •The adequacy of public facili"es and services intended to serve the subject property, including, but not limited to, roadways, parks and recrea"onal facili"es, police and fire protec"on, schools, stormwater drainage systems, water supplies, and wastewater and refuse collec"on. The consistency of the proposed amendment with city policies, goals and objec"ves is discussed above in extensive detail. Specifically, there is strong support for this zone amendment in the following documents: Sugar House Community Master Plan Growing SLC: A 5 Year Housing Plan Plan Salt Lake The TAG Nibley Park Townhomes will provide a new, more aHainable housing op"on in a high opportunity neighborhood. The loca"on of the site on a narrow lot near the highway makes it very well suited to the type of development possible in the RMF-35 zone. Moreover, by adding a connec"on between 500 E and Warnock Ave, the project would be well integrated into the community and foster the sense of connec"vity that is communicated as being important throughout planning documents for the area. Currently, the parcel is occupied by a condemned house and its depth and proximity to the highway have encouraged campers to frequently take up residence on the property. The construc"on of the TAG Nibley Park Townhomes will provide several benefits to neighboring proper"es. Most notably amongst these are the removal of an eyesore and increased safety and ac"vity in the neighborhood. Addi"onally, by engaging a talented architectural team, we hope to contribute to the high quality design people have come to associate with Sugar House. The TAG Nibley Park Townhomes will contribute to the area and add value to surrounding proper"es. Stepping into an established area always brings a unique set of challenges. In order to address these challenges we have already started engaging with a very strong architectural team to ensure that the project fits in the area in terms of style and quality. However, the development team also recognizes the importance of engaging with the neighborhood to build a product is something that will benefit the community. We have already started engaging with the only single family neighbor of the project and will work hard to minimize the disrup"ons that construc"on oIen brings. Moreover, we have met with the city by having a pre-submiHal mee"ng with the planning department to get feedback on the project’s site plan. We also presented our project to the community council for the area at the most recent land use and zoning mee"ng. This mee"ng provided us with feedback about how we might address some of the highway issues and since then we have looked into filtra"on op"ons to improve indoor air quality close to major highways. Feedback from neighbors will be considered as we con"nue to advance the project’s design. The current zoning code on the parcel does not advance city plans outlined in the Sugar House Community Master Plan, Growing SLC and Plan Salt Lake. Modernizing the zoning on the property will bring land use regula"ons into agreement with stated city goals. Recent city plans and documents have recognized that as the popula"on of Salt Lake grows, prices are spiking, leaving folks with fewer housing op"ons and pushing some out altogether. TAG Nibley Park provides the unique opportunity to build in an area where it will cause minimal disrup"on and with the increased density of the project will come increased aHainability in pricing. Crea"ve infill projects are needed if Salt Lake wants to create aHainable workforce housing and TAG Nibley Park will be an exemplary project furthering the purpose of the RMF-35 zone and city goals and plans alike. 5. Notice Letter to Neighbors Notification of a Project in Your Neighborhood Salt Lake City has received a request for a general plan map and zoning map amendment from Jake Billetteri, representing the property owner, to change the master plan map for one parcel from Low- Density Residential (5-10 units per acre) to Medium Density Residential (8-20 units per acre) and to rezone the same parcel from R-1-7,000 to RMF-35. The Applicant intends to construct fourteen (14) townhome units if these map amendments are approved. This type of request requires a recommendation from the Planning Commission and a final decision by the City Council. A public hearing with the Planning Commission has not been scheduled yet. You will be notified of the public hearing at a later date in advance of the meeting. The purpose of this notice is to make you aware of the proposed change and let you know how you may obtain more information about and comment on the project early in the review process. If you would like additional information, please contact the project planner, Caitlyn Tubbs at (801)-535-7706 or caitlyn.tubbs@slcgov.com. Please refer to petition numbers PLNPCM2021-01041 & PLNPCM2021- 01042 or the “TAG SLC Master Plan and Zoning Map Amendments.” You may also find information that includes submitted plans online at https://aca.slcgov.com/citizen/ by clicking under “Planning” and typing in the petition numbers referenced above. Notice of this application has also been sent to the Sugar House Community Council. The Community Council may choose to schedule the matter at an upcoming meeting. Please contact the Sugar House Community Council’s Zoning and Land Use Committee Chair Judi Short at judi.short@gmail.com for more information on whether they will review the matter and details at their meeting. This early public input period will expire on Thursday December 23, 2021. A public hearing will be scheduled after this date and another notice will be sent out with the date and time of the public hearing. 6. Original Petition Rezone Narra*ve R-1-7000 to RMF-35 Zone Map Amendment September 30, 2021 Project Descrip*on: U"lizing nearly an acre currently occupied by a condemned single-family dwelling, the TAG Nibley Park Townhomes will create a moderate density townhome development that matches the character of the surrounding neighborhood. Specifically, the project will mirror surrounding buildings architecturally by paying homage to features that are prevalent in the neighborhood. It will also serve to fill a niche by offering a more aHainable and family friendly housing op"on in a high opportunity neighborhood. The development will include townhomes built in blocks to preserve green space and match the intensity of an area that oIen includes larger yards. The TAG Nibley Park Townhomes will be built in close proximity to public-transit op"ons such as the 500 East TRAX Sta"on (.25 miles), as well as a stop for the 205-bus line (2 doors south), providing opportuni"es for residents to access entertainment and employment, while minimizing traffic impacts on 500 East. For residents that do choose to drive, the project will feature a meandering drive aisle that connects Warnock and 500 East, integra"ng it with the surrounding community. The current R-1-7000 zoning is not congruent with the housing goals of the city, which has increasingly recognized in housing plans that a lack of density is leaving many residents, par"cularly young residents, priced out. The zone amendment is supported by the following city documents: Sugar House Community Master Plan Growing SLC: A Five Year Housing Plan Plan Salt Lake Background: The 2005 Sugar House Community Master Plan provides the outline for the future development of a neighborhood that was and is very much in flux. Historically, Sugar House has served as one of the most desirable residen"al areas in the city, featuring a variety of housing densi"es and types. Although the neighborhood has pockets of dense development, par"cularly in the Business District, much of the housing stock in the area has been dominated by single-family residences. When the Sugar House Community Master Plan was released the planning commission was guided by a desire to strengthen exis"ng neighborhoods while suppor"ng new development par"cularly in the budding Sugar House Business District. At the "me, the city enacted policies against un-permiHed housing conversions as these unauthorized altera"ons to proper"es aHracted fewer families and the area faced school closures. In the nearly two decades since the Master Plan was developed, the situa"on on the ground has changed substan"ally. According to Growing SLC: A Five Year Housing Plan, “the city has not had a significant update to its zoning code since the mid-1990s” when decisions were guided by “the gradual popula"on decline that occurred over the preceding three decades”. In fact, growth paHerns have changed drama"cally, even from 2005, as noted by Growing SLC, “From 2010-2014, the city gained 4,400 new residents, doubling the pace of growth that was recorded between 2000 and 2010”. Over the last several years the popula"on and prices in Salt Lake have spiked. The proposed TAG Nibley Park project, though modest in size, marks a step towards addressing the housing squeeze by adding density on an underu"lized lot. Proposed Project and Compliance with Salt Lake City Policy Objec*ves: Located at 500 E and abugng the highway, the TAG Nibley Park Townhomes will be on a lot that changes in size along the contours in the highway. The TAG Nibley Park Townhomes are the ideal use for this underu"lized parcel and are in alignment with city policies laid out in several city housing documents as well as the Sugar House Community Master Plan. The project will increase density and add a housing op"on in Sugar House while minimizing the impact on surrounding housing, matching intensity of surrounding residences u"lizing breaks of green space. The plan for the project will create a sense of place and connec"vity with the surrounding community for the families that will live there. It will do so in a loca"on that is suited for higher density (near an arterial street), creates minimal conflict with neighboring proper"es and provides a plethora of transit op"ons, services and access to parks. These aspects are aligned with city goals. In the most recent Sugar House Master Plan, the city outlined policy for moderate density development, the proposed project meets all of these policy requirements and does so while also aligning with objec"ves in Plan Salt Lake and Growing SLC: A Five Year Housing Plan. The Sugar House Community Master Plan, adopted in 2005, contains many provisions rela"ng to where future planners should locate more dense development within the Sugar House neighborhood. The TAG Nibley Park Townhomes meet all of these requirements, providing a loca"on that is close to arterial streets, areas with higher density development and several parks. Going item by item, the Sugar House Community Master Plan states the following policies in regards to the loca"on moderate density housing: •Proximity to arterial or collector streets- The TAG Nibley Park Townhomes are located on 500 E which is outlined in the Master Plan as a City Arterial. 500 E is a north south street provides access to much of the city, as well as east-west arterials. The development is also close to 700 E (.4 miles) which is a highlighted as a State Arterial, providing access to I-80. •Proximity to higher density residen*al areas, mixed-use areas, neighborhood commercial nodes or the urban town center of the Business District- The TAG Nibley Park Townhomes will be built in close proximity to other dense development. The nearest RMF-35 development is just .2 miles to the north, with form-based transit development within .25 miles to the north. There are also stretches of RMF-30 along 700 E which is .4 miles east of the TAG Nibley Park Townhomes. A bit further out is the Sugar House Business District which is 1 mile using local roads. The TAG Nibley Park Townhomes are situated among several higher density residen"al areas and also features the intense development of the Business District within 1 mile. •Proximity to exis*ng and proposed parks and open space- The TAG Nibley Park Townhomes will be built in close proximity to several parks in Salt Lake and South Salt Lake. Lions Park in South Salt Lake is just .2 miles to the west, while Nibley Park and Fairmont Park in Salt Lake are within .5- and 1-miles distance to the TAG Nibley Park Townhomes respec "vely. The access to parks provided by the loca"on of the TAG Nibley Park Townhomes will help to ensure that the development is engaged with the community and a healthy place to live. The Sugar House Community Master Plan, recognized that the community was growing and would need to accommodate new development, including development classified as moderate density. TAG Nibley Park meets these requirements because the loca"on is appropriate, the high-concept design will fit well with the exis"ng neighborhood, the development will be connected with the surrounding neighborhood and these objec"ves will be accomplished with minimal conflict with surrounding proper"es. Going item by item, the Sugar House Community Master Plan states the following policies in regards to the development of moderate density housing: •Encourage new Medium-Density housing opportuni*es in appropriate loca*ons in Sugar House.- As demonstrated above, the TAG Nibley Park Townhomes meet all of the criteria for the loca"on of a moderate density housing development. The city’s stated policy in the Sugar House Community Master Plan is to encourage the construc"on of this type of development when appropriately situated. •Encourage a variety of densi*es in the Medium-Density range while ensuring the design of these projects is compa*ble with surrounding residen*al structures.- The TAG Nibley Park Townhomes will be designed in a manner that is compa"ble with surrounding structures and may serve as a needed relief from highway noise for neighbors to the south. The planned breaks and scale of the buildings will ensure that although the buildings are larger than surrounding houses, they will feature green space and sense of intensity that is comparable with single family residences in the surrounding neighborhood. •Con*nue to prohibit the development of “box car design of mul*-family dwellings.- The developers of the TAG Nibley Park Townhomes will collaborate closely with an architectural team to ensure that the development features an interes"ng design that fits well within the surrounding neighborhood. •Encourage street paVerns that connect with other streets.- The TAG Nibley Park Townhomes will be situated between 500 E and where Warnock dead ends. The developer is open to having a conversa"on about poten"ally connec"ng 500 E and Warnock via a private road through the development. This would create beHer access to 700 E to the south of I-80 and reduce the "me/distance that non-car users will have to spend on busier arterials. •Discourage gated developments- The TAG Nibley Park Townhomes will not be a gated development. The developer desires to foster a sense of connec"on with the surrounding community, thus ingress and egress to the townhomes on a private road will be unrestricted. •Support opportuni*es for conversion and infill development of Medium Density housing while requiring appropriate design and loca*on to minimize conflicts with exis*ng single-family development.- The TAG Nibley Park Townhomes will involve a project that infills moderate density development into an exis"ng neighborhood. As outlined above, the project will pursue a high concept design in conjunc"on with the architectural team. The orienta"on of the lot and border with the highway provide a rare opportunity to infill with higher density, while disturbing neighbors minimally. The project directly borders just one single family residence and a field owned by the LDS church. The Sugar House Community Master Plan, acknowledged the need for a variety of housing types, par"cularly those that would appeal to and be obtainable by young, single and older people. The Master Plan specifically called out “alley-fed townhomes”, like the TAG Nibley Park Townhomes as one op"on that could provide this variety. The policy adopted by the Master Plan for housing variety is as follows: •Provide a diversity of housing types, sizes, and prices within the community- The TAG Nibley Park Townhomes will provide more housing diversity in a part of Sugar House that is lacking aHainable and starter home op"ons. Growing SLC: A 5 Year Housing Plan compiled in 2018, details an emerging housing crisis in Salt Lake City. According to the report the crisis is due in part to local barriers to housing development. Specifically, significant por"ons of the east side of the city being zoned single- family has constrained housing supply, this has been reflected in the housing prices. The TAG Nibley Park Townhomes will address several objec"ves and policy guidelines outlined in the report. •Objec*ve 1: Review and modify land-use and zoning regula*ons to reflect the affordability needs of a growing, pioneering city- As noted in the Growing SLC housing report, zoning regula"ons have not undergone major revisions since the mid-90s, a "me when the city had seen several decades of moderate popula"on contrac"on. As discussed above the housing market has changed significantly, even in the years since 2005, when the Sugar House Community Master Plan was compiled. The TAG Nibley Park Townhomes fill a concrete need for greater affordability in an area where it is sorely lacking, but in order to do so, the project needs increased density from what is offered by the current zoning code. •Develop flexible zoning tools and regula*ons, with a focus along significant transporta*on routes (1.1.1).- The TAG Nibley Park Townhomes are located along several significant public transit op"ons. The project is in close proximity to a TRAX sta"on (.25 miles) and a bus stop (<.1 mile). Access to these transporta"on ameni"es will allow residents to access work and play opportuni"es without being dependent on their cars. The increased density necessitated by the TAG Nibley Park Townhomes will also serve to bolster the u"liza"on of public transit in the Sugar House neighborhood. •Develop in-fill ordinances that promote a diverse housing stock, increase housing op*ons, create redevelopment opportuni*es, and allow addi*onal units within exis*ng structures, while minimizing neighborhood impacts (1.1.2).- The TAG Nibley Park Townhomes are an infill project that will increase the diversity of the housing stock in Sugar House and provide new housing op"ons by redeveloping an underu"lized lot. The loca"on along the freeway will allow it to achieve these aims in a way that impacts the neighborhood very minimally and affects few neighbors. •Objec*ve 3: Implement Life cycle Housing principles in neighborhoods throughout the city- By allowing for the development of townhomes in the Sugar House neighborhood, the city will facilitate an op"on for young people and families as well as people desiring to age in place in the community. Townhomes offer a more affordable op"on for young and budding families, while simultaneously offering the possibility of downsizing and reduced maintenance responsibili"es for those looking to age in the community where they have spent their lives. One goal of the TAG Nibley Park Townhomes is to create a thriving community where people at different points in the life cycle can live in harmony with each other. In Plan Salt Lake a 2015 document outlining policy for the en"re city, the need for expanded housing opportuni"es was recognized in calls for growth and housing ini"a"ves. The TAG Nibley Park Townhomes align well with the ini"a"ves outlined in Plan Salt Lake by offering an op"on to strategically increase density in a loca"on where it is appropriate. Growth Ini*a*ves •Locate new development in areas with exis*ng infrastructure and ameni*es, such as transit and transporta*on corridors.- As outlined above the project will be located in an area with abundant access to city infrastructure that promotes healthy work and play, as well as efficient transporta"on to recrea"on and employment opportuni"es. •Promote infill and redevelopment of underu*lized land.- In an era when single family homes in the 84106 area code have an average asking price $656,000 over the last 90 days and houses are spending less than 2 weeks on the market, having a single family residence or even several single family residences on the parcel with the characteris"cs of the proposed site represents an extreme underu"liza"on of the land. •Accommodate and promote an increase in the City’s popula*on.- As men"oned in Growing SLC, the city is growing rapidly, and the pace has only increased over recent years. A denser zoning code will allow for the property to accommodate more units, thereby beHer promo"ng growth in the City’s popula"on. •Provide access to opportuni*es for a healthy lifestyle (including parks, trails, recrea*on, and healthy food).- The TAG Nibley Park Townhomes will be close to resources that allow a healthy lifestyle including mul"ple parks, shopping/recrea"on opportuni"es and several grocery stores. Housing Ini*a*ves •Increase the number of moderate density housing types and op*ons.- The TAG Nibley Park Townhomes will provide a moderate density op"on in an area of the city where it is sorely needed. •Encourage housing op*ons that accommodate aging in place.- The TAG Nibley Park Townhomes will encourage aging in place by offering a lower maintenance op"on for folks looking to age in place within the Sugar House community by downsizing. •Direct new growth towards areas with exis*ng infrastructure and services that have the poten*al to be people-oriented.- Sugar House is a highly developed part of the city, therefore it has the infrastructure and services needed to support a high quality of life for the residents of the proposed development. •Enable moderate density increases within exis*ng neighborhoods where appropriate.- The parcel on which the TAG Nibley Park Townhomes will be developed is very well suited for an increase in density according to the criteria laid out in the Sugar House Community Master Plan. The minimal disturbance provides a unique opportunity in the Sugar House neighborhood. •Promote high density residen*al in areas served by transit.- The area around the proposed project is served by bus and light rail transit op"ons, all within a quarter mile. Addi"onal density would promote higher u"liza"on of these resources. Equity Ini*a*ves •Support policies that provide housing choices, including affordability, accessibility and aging in place.- Sugar House is a high opportunity neighborhood that has a high barrier to entry. Our project will serve to increase equity in the city by providing a housing choice that is more aHainable than single family homes on large lots in this area. Moreover, the resources in the area will promote accessibility and aging in place as outlined above. The TAG Nibley Park Townhomes will advance this equity related ini"a"ve as outlined in Plan Salt Lake. Purpose: The purpose of the amendment to the zone map amendment is to work towards beHer fulfilling the city’s stated goals and vision as demonstrated in the Sugar House Community Master Plan and other city planning documents. The current zoning code applied to the property is outdated and preven"ng growth in an area that is well suited for it, especially given the characteris"cs of the lot allowing for more housing without affec"ng a significant number of neighbors. The proposed development will achieve the goals and purpose of the RMF-35 zone far more effec"vely than those of the current R-1-7000 zone. Our team is commiHed to making this a project that will work not only for future members of the community, but also current community members. Thus, we will be including neighbors in the process of finalizing the formula"on of our project to make sure we minimize disturbance and bring as much benefit as possible. We will work with appropriate community bodies to ensure that the project fits the style and intensity of the surrounding neighborhood. Moreover, we will be collabora"ng with a top notch architectural team to design a product that Sugar House will be proud to have as an addi"on to their neighborhood. Our team will work with the community to establish that RMF-35 is the appropriate zoning code for this property. Parcels for Zone Map Amendment: 16-19-428-009 RMF-35 Zoning: The purpose statement for the RMF-35 zone is as follows: The purpose of the RMF-35 Moderate Density Mul"-Family Residen"al District is to provide an environment suitable for a variety of moderate density housing types, including single-family, two-family, and mul"-family dwellings with a maximum height of thirty five feet (35'). This district is appropriate in areas where the applicable Master Plan policies recommend a density of less than thirty (30) dwelling units per acre. This district includes other uses that are typically found in a mul"-family residen"al neighborhood of this density for the purpose of serving the neighborhood. Uses are intended to be compa"ble with the exis"ng scale and intensity of the neighborhood. The standards for the district are intended to provide for safe and comfortable places to live and play, promote sustainable and compa"ble development paHerns and to preserve the exis"ng character of the neighborhood. The TAG Nibley Park Townhomes fit well within the purpose statement for the RMF-35 Zone. The development will be located on an interior block linking together 500 East and Warnock Ave. Addi"onally, by using smaller blocks of townhomes with green space interspersed throughout the TAG Nibley Park Townhomes will mirror the intensity of the surrounding neighborhood. Through thoughqul design the TAG Nibley Park Townhomes will preserve the character of the neighborhood, while providing a sustainable development both in terms of aHainability and access to surrounding ameni"es via public transit. Amending zoning follows the Sugar House Community Master Plan by allowing a moderate density development in an area that meets all criteria and policies for moderate density residen"al. While recognizing that use on the property will be denser than the surrounding single family and non-conforming mul"family homes, the denser development at the TAG Nibley Park Townhomes will shield the neighboring proper"es from the noise of the highway directly abugng the property. The RMF-35 Zone Requirements are as follows: Minimum Lot Area And Lot Width: The minimum lot areas and lot widths required in this district are as follows: Land Use Minimum Lot Area Minimum Lot Width Mul"-family dwellings (3 through 11 units)9,000 square feet1 80 feet Mul"-family dwellings (12 or more units)26,000 square feet1 80 feet Qualifying provisions: 1. 9,000 square feet for 3 units, plus 2,000 square feet for each addi"onal dwelling unit up to and including 11 units. 26,000 square feet for 12 units, plus 1,000 square feet for each addi"onal dwelling unit up to 1 acre. For developments greater than 1 acre, 1,500 square feet for each dwelling unit is required. D. Maximum Building Height: The maximum building height permiHed in this district is thirty five feet (35'). E. Minimum Yard Requirements: 1. Front Yard: Twenty feet (20'). 2. Corner Side Yard: Ten feet (10'). 3. Interior Side Yard: a. Single-family detached and two-family dwellings: (1) Interior lots: Four feet (4') on one side and ten feet (10') on the other. (2) Corner lots: Four feet (4'). b. Single-family aHached: No yard is required, however, if one is provided it shall not be less than four feet (4'). c. Twin home dwelling: No yard is required along one side lot line while a ten foot (10') yard is required on the other. d. Mul"-family dwellings: (1) Interior lots: Side yard shall be at least ten feet (10'). e. All other permiHed and condi"onal uses: Ten feet (10') on each side. Municipal service uses, including City u"lity uses and police and fire sta"ons No minimum No minimum Natural open space and conserva"on areas, public and private No minimum No minimum Places of worship less than 4 acres in size 12,000 square feet 140 feet Public pedestrian pathways, trails and greenways No minimum No minimum Public/private u"lity transmission wires, lines, pipes and poles No minimum No minimum Single-family aHached dwellings (3 or more)3,000 square feet per unit Interior: 22 feet Corner: 32 feet Single-family detached dwellings 5,000 square feet 50 feet Twin home dwellings 4,000 square feet per unit 25 feet Two-family dwellings 8,000 square feet 50 feet U"lity substa"ons and buildings 5,000 square feet 50 feet Other permiHed or condi"onal uses as listed in sec"on 21A.33.020 of this "tle 5,000 square feet 50 feet 4. Rear Yard: Twenty five percent (25%) of the lot depth, but not less than twenty feet (20') and need not exceed twenty five feet (25'). 5. Accessory Buildings And Structures In Yards: Accessory buildings and structures may be located in a required yard subject to sec"on 21A.36.020, table 21A.36.020B, "Obstruc"ons In Required Yards", of this "tle. 6. Exis"ng Yards: For buildings legally exis"ng on April 12, 1995, the required yard shall be no greater than the established setback line of the exis"ng building unless the proposed yard encroachment is to accommodate addi"onal units. New principal buildings must conform to current yard area requirements, unless the new principal two-family dwelling or twin home has legal conforming status as outlined in sec"on 21A.38.070 of this "tle. F. Required Landscape Yards: The front yard, corner side and, for interior mul"-family lots, one of the interior side yards shall be maintained as landscape yards. G. Maximum Building Coverage: 1. Single-Family Detached: The surface coverage of all principal and accessory buildings shall not exceed forty five percent (45%) of the lot area. 2. Single-Family AHached Dwellings: The surface coverage of all principal and accessory buildings shall not exceed sixty percent (60%) of the lot area. 3. Two-Family And Twin Home Dwellings: The surface coverage of all principal and accessory buildings shall not exceed fiIy percent (50%) of the lot area. 4. Mul"-Family Dwellings: The surface coverage of all principal and accessory buildings shall not exceed sixty percent (60%) of the lot area. 5. Exis"ng Dwellings: For dwellings exis"ng on April 12, 1995, the coverage of such exis"ng buildings shall be considered legally conforming. 6. Nonresiden"al Land Uses: The surface coverage of all principal and accessory buildings shall not exceed sixty percent (60%) of the lot area. H. Landscape Buffers: Where a lot abuts a lot in a single-family or two-family residen"al district, a landscape buffer shall be provided in accordance with chapter 21A.48 of this "tle. (Ord. 46-17, 2017: Ord. 66-13, 2013: Ord. 12-11, 2011: Ord. 62-09 §§ 6, 9, 2009: Ord. 61-09 § 7, 2009: Ord. 35-99 §§ 18, 19, 1999: Ord. 26-95 § 2(12-12), 1995) Surrounding Zoning: R-1-7000 Exis*ng R-1-7000 Text: A. Purpose Statement: The purpose of the R-1/7,000 Single-Family Residen"al District is to provide for conven"onal single-family residen"al neighborhoods with lots not less than seven thousand (7,000) square feet in size. This district is appropriate in areas of the City as iden"fied in the applicable community Master Plan. Uses are intended to be compa"ble with the exis"ng scale and intensity of the neighborhood. The standards for the district are intended to provide for safe and comfortable places to live and play, promote sustainable and compa"ble development paHerns and to preserve the exis"ng character of the neighborhood. B. Uses: Uses in the R-1/7,000 Single-Family Residen"al District, as specified in sec"on 21A.33.020, "Table Of PermiHed And Condi"onal Uses For Residen"al Districts", of this "tle, are permiHed subject to the general provisions set forth in sec"on 21A.24.010 of this chapter and this sec"on. C. Minimum Lot Area And Lot Width: The minimum lot areas and lot widths required in this district are as follows: D. Maximum Building Height: 1. The maximum height of buildings with pitched roofs shall be: a. Twenty eight feet (28') measured to the ridge of the roof; or b. The average height of other principal buildings on the block face. 2. The maximum height of a flat roof building shall be twenty feet (20'). 3. Maximum exterior wall height adjacent to interior side yards shall be twenty feet (20') for exterior walls placed at the building setback established by the minimum required yard. Exterior wall height may increase one foot (1') (or frac"on thereof) in height for each foot (or frac"on thereof) of increased setback beyond the minimum required interior side yard. If an exterior wall is approved with a reduced setback through a special excep"on, variance or other process, the maximum allowable exterior wall height decreases by one foot (1') (or frac"on thereof) for each foot (or frac"on thereof) that the wall is located closer to the property line than the required side yard setback. a. Lots with cross slopes where the topography slopes, the downhill exterior wall height may be increased by one-half foot (0.5') for each one foot (1') difference between the eleva"on of the average grades on the uphill and downhill faces of the building. b. Excep"ons: (1) Gable Walls: Walls at the end of a pitched roof may extend to a height necessary to support the roof structure except that the height of the top of the widest por"on of the gable wall must conform to the maximum wall height limita"on described in this sec"on. (2) Dormer Walls: Dormer walls are exempt from the maximum exterior wall height if: (A) The width of a dormer is ten feet (10') or less; and (B) The total combined width of dormers is less than or equal to fiIy percent (50%) of the length of the building facade facing the interior side yard; and Land Use Minimum Lot Area Minimum Lot Width Municipal service uses, including City u"lity uses and police and fire sta"ons No minimum No minimum Natural open space and conserva"on areas, public and private No minimum No minimum Places of worship less than 4 acres in size 12,000 square feet 80 feet Public pedestrian pathways, trails and greenways No minimum No minimum Public/private u"lity transmission wires, lines, pipes and poles No minimum No minimum Single-family detached dwellings 7,000 square feet 50 feet U"lity substa"ons and buildings 7,000 square feet 50 feet Other permiHed or condi"onal uses as listed in sec"on 21A.33.020 of this "tle 7,000 square feet 50 feet (C) Dormers are spaced at least eighteen inches (18") apart. 4. Building height for ini"al construc"on of a building shall be measured as the ver"cal distance between the top of the roof and the established grade at any given point of building coverage. Building height for any subsequent structural modifica"on or addi"on to a building shall be measured from finished grade exis"ng at the "me a building permit is requested. Building height for the R-1 districts, R-2 District and SR districts is defined and illustrated in chapter 21A.62 of this "tle. 5. Where buildings are stepped to accommodate the slope of terrain, each step shall have a horizontal dimension of at least twelve feet (12'). 6. a. For proper"es outside of the H Historic Preserva"on Overlay District, addi"onal building height may be granted as a special excep"on by the Planning Commission subject to the special excep"on standards in chapter 21A.52 of this "tle and if the proposed building height is in keeping with the development paHern on the block face. The Planning Commission will approve, approve with condi"ons, or deny the request pursuant to chapter 21A.52 of this "tle. b. Requests for addi"onal building height for proper"es located in an H Historic Preserva"on Overlay District shall be reviewed by the Historic Landmarks Commission which may grant such requests subject to the provisions of sec"on 21A.34.020 of this "tle. E. Minimum Yard Requirements: 1. Front Yard: The minimum depth of the front yard for all principal buildings shall be equal to the average of the front yards of exis"ng buildings within the block face. Where there are no exis"ng buildings within the block face, the minimum depth shall be twenty feet (20'). Where the minimum front yard is specified in the recorded subdivision plat, the requirement specified on the plat shall prevail. For buildings legally exis"ng on April 12, 1995, the required front yard shall be no greater than the established setback line of the exis"ng building. 2. Corner Side Yard: The minimum depth of the corner side yard for all principal buildings shall be equal to the average of the exis"ng buildings on the block face. Where there are no other exis"ng buildings on the block face, the minimum depth shall be twenty feet (20'). Where the minimum corner side yard is specified in the recorded subdivision plat, the requirement specified on the plat shall prevail. 3. Interior Side Yard: a. Corner lots: Six feet (6'). b. Interior lots: Six feet (6') on one side and ten feet (10') on the other. 4. Rear Yard: Twenty five feet (25'). 5. Accessory Buildings And Structures In Yards: Accessory buildings and structures may be located in a required yard subject to sec"on 21A.36.020, table 21A.36.020B of this "tle. F. Maximum Building Coverage: The surface coverage of all principal and accessory buildings shall not exceed forty percent (40%) of the lot area. G. Maximum Lot Size: With the excep"on of lots created by a subdivision or subdivision amendment recorded in the Office of the Salt Lake County Recorder, the maximum size of a new lot shall not exceed ten thousand five hundred (10,500) square feet. Lots in excess of the maximum lot size may be created through the subdivision process subject to the following standards: 1. The size of the new lot is compa"ble with other lots on the same block face; 2. The configura"on of the lot is compa"ble with other lots on the same block face; and 3. The rela"onship of the lot width to the lot depth is compa"ble with other lots on the same block face. H. Standards For AHached Garages: 1. Width Of An AHached Garage: The width of an aHached garage facing the street may not exceed fiIy percent (50%) of the width of the front facade of the house. The width of the garage is equal to the width of the garage door, or in the case of mul"ple garage doors, the sum of the widths of each garage door plus the width of any intervening wall elements between garage doors. 2. Located Behind Or In Line With The Front Line Of The Building: No aHached garage shall be constructed forward of the "front line of the building" (as defined in sec"on 21A.62.040 of this "tle), unless: a. A new garage is constructed to replace an exis"ng garage that is forward of the "front line of the building". In this case, the new garage shall be constructed in the same loca"on with the same dimensions as the garage being replaced; b. At least sixty percent (60%) of the exis"ng garages on the block face are located forward of the "front line of the building"; or c. The garage doors will face a corner side lot line. (Ord. 46-17, 2017: Ord. 59-16, 2016: Ord. 7-14, 2014: Ord. 66-13, 2013: Ord. 73-11, 2011: Ord. 12-11, 2011: Ord. 90-05 § 2 (Exh. B), 2005: Ord. 26-95 § 2(12-5), 1995) The R-1-7000 zoning on this property does not align with the ci"es stated goals because it lacks the density needed to ensure aHainability in a high opportunity part of the city. A more dense development paHern would offer more to the city in terms of sustainability. Less dense, more dispersed single family zoning was appropriate in this area when the city was shrinking and schools were closing. In an era when demand is at an all "me high and many of the workers in the Sugar House Business District commute in from other parts of the city or outlying communi"es, it is far more important and sustainable to increase housing op"ons than to keep an underu"lized parcel next to the highway zoned R-1-7000. This is especially true when the proposed development will mirror the surrounding community in terms of intensity. In fact, the site plan for the proposed project currently has coverage less than what is typically allowed in R-1-7000 (roughly 25% versus 40% allowed) and the lot is currently so large at nearly an acre that it does not comply with modern R-1-7000 code implemented in the 90s which caps lots at 10,500 square feet. The proposed revision to the zoning on this property will allow development on the parcel that is congruent with the modern needs of the city as well as goals stated in the most recent city plans and guiding documents. Summary: Map Amendments are approved based on several criteria including: •Whether the proposed map amendment is consistent with the purposes, goals, objec"ves, and policies of the City as state through its various adopted planning documents. •The extent to which a proposed map amendment will affect adjacent proper"es •The adequacy of public facili"es and services intended to serve the subject property, including, but not limited to, roadways, parks and recrea"onal facili"es, police and fire protec"on, schools, stormwater drainage systems, water supplies, and wastewater and refuse collec"on. The consistency of the proposed amendment with city policies, goals and objec"ves is discussed above in extensive detail. Specifically, there is strong support for this zone amendment in the following documents: Sugar House Community Master Plan Growing SLC: A 5 Year Housing Plan Plan Salt Lake The TAG Nibley Park Townhomes will provide a new, more aHainable housing op"on in a high opportunity neighborhood. The loca"on of the site on a narrow lot near the highway makes it very well suited to the type of development possible in the RMF-35 zone. Moreover, by adding a connec"on between 500 E and Warnock Ave, the project would be well integrated into the community and foster the sense of connec"vity that is communicated as being important throughout planning documents for the area. Currently, the parcel is occupied by a condemned house and its depth and proximity to the highway have encouraged campers to frequently take up residence on the property. The construc"on of the TAG Nibley Park Townhomes will provide several benefits to neighboring proper"es. Most notably amongst these are the removal of an eyesore and increased safety and ac"vity in the neighborhood. Addi"onally, by engaging a talented architectural team, we hope to contribute to the high quality design people have come to associate with Sugar House. The TAG Nibley Park Townhomes will contribute to the area and add value to surrounding proper"es. Stepping into an established area always brings a unique set of challenges. In order to address these challenges we have already started engaging with a very strong architectural team to ensure that the project fits in the area in terms of style and quality. However, the development team also recognizes the importance of engaging with the neighborhood to build a product is something that will benefit the community. We have already started engaging with the only single family neighbor of the project and will work hard to minimize the disrup"ons that construc"on oIen brings. Moreover, we have met with the city by having a pre-submiHal mee"ng with the planning department to get feedback on the project’s site plan. We also presented our project to the community council for the area at the most recent land use and zoning mee"ng. This mee"ng provided us with feedback about how we might address some of the highway issues and since then we have looked into filtra"on op"ons to improve indoor air quality close to major highways. Feedback from neighbors will be considered as we con"nue to advance the project’s design. The current zoning code on the parcel does not advance city plans outlined in the Sugar House Community Master Plan, Growing SLC and Plan Salt Lake. Modernizing the zoning on the property will bring land use regula"ons into agreement with stated city goals. Recent city plans and documents have recognized that as the popula"on of Salt Lake grows, prices are spiking, leaving folks with fewer housing op"ons and pushing some out altogether. TAG Nibley Park provides the unique opportunity to build in an area where it will cause minimal disrup"on and with the increased density of the project will come increased aHainability in pricing. Crea"ve infill projects are needed if Salt Lake wants to create aHainable workforce housing and TAG Nibley Park will be an exemplary project furthering the purpose of the RMF-35 zone and city goals and plans alike. 7. Mailing List NAME CARE OF C DAWN HUGHES SAMUEL COOK GRANT G WELLS; PATRICIA C WELLS (JT) TIMOTHEA J BRENNAN ARLA LIEBMANN; MARK H LIEBMANN (JT) JEREMY C SIMMONS KURT EADES; AMANDA EADES (JT) ABBEY M HARPER; STEVEN S HARPER (JT) JEREMY C SIMMONS JEREMY C SIMMONS COREY GUENTHER; LAUREN GUENTHER (JT) ERNESTO PANDO; HULENE PANDO (JT) CHARLES C WANG ERICA DIANE OLIVER JACK L NELSON EVANGELINE BOURDOS VLADIMIR F MARTISKA DANIELLE R FLEMING ESTHER J LONG SLC ASSET 1601 LLC RYAN STARK; DON STARK (JT) DEAN STOCK MARK A BEEKHUIZEN; PATRICIA A BEEKHUIZEN (JT) SJMR TRUST SMITH HARTVIGSEN,PLLC MARK A BEEKHUIZEN; PATRICIA A BEEKHUIZEN (JT) SALT LAKE CITY CORP.PROPERTY MANAGEMENT DAVID C TUCKER RUSSELL C BANCROFT CORP OF PB OF CH JC OF LDS TAX ADM DIV 506-8606 L.C. OSCAR'S STORE KIM ROWLAND MAKAYLA LOEY OLIVER HUGHES MATTHEW J BARILA 1996 WALSH FAMILY TRUST 04/24/1996 AMD 12/03/2019 BARRY D WALSH TODD G PURKEY; ANNA ROSE PURKEY (JT) CATHERINE DELANEY MACOMBER EDWARD E EARLES; MARLENE EARLES MAT SEVEN SEVEN AID GROUP CORP JONATHAN ERIC BRUCE; MEGAN BRUCE (JT) OCCUPANT OCCUPANT OCCUPANT OCCUPANT OCCUPANT OCCUPANT OCCUPANT OCCUPANT OCCUPANT OCCUPANT OCCUPANT OCCUPANT OCCUPANT OCCUPANT OCCUPANT OCCUPANT OCCUPANT OCCUPANT OCCUPANT OCCUPANT OCCUPANT OCCUPANT OCCUPANT OCCUPANT OCCUPANT OCCUPANT OCCUPANT OCCUPANT OCCUPANT OCCUPANT OCCUPANT OCCUPANT OCCUPANT OCCUPANT OCCUPANT OCCUPANT OCCUPANT OCCUPANT OCCUPANT SALT LAKE CITY PLANNING DIVISION C/O CAITLYN TUBBS STREET CITY STATE ZIP 2393 S 500 E SALT LAKE CITY UT 84106 532 E DRIGGS AVE SALT LAKE CITY UT 84106 538 E DRIGGS AVE SALT LAKE CITY UT 84106 980 E HOLLYWOOD AVE SALT LAKE CITY UT 84105 5457 HORSESHOE DR STANSBURY PARK UT 84074 560 E DRIGGS AVE SALT LAKE CITY UT 84106 562 E DRIGGS AVE SALT LAKE CITY UT 84106 572 E DRIGGS AVE SALT LAKE CITY UT 84106 560 E DRIGGS AVE SALT LAKE CITY UT 84106 7405 S FOX TAIL BAY WEST JORDAN UT 84084 470 E ROBERT AVE SALT LAKE CITY UT 84115 465 E WARNOCK AVE SALT LAKE CITY UT 84115 710 S MYRTLE AVE #189 MONROVIA CA 91016 2446 S 500 E SALT LAKE CITY UT 84106 2458 S 500 E SALT LAKE CITY UT 84106 2460 S 500 E SALT LAKE CITY UT 84106 2480 S 500 E SALT LAKE CITY UT 84106 434 W ASCENSION WY MURRAY UT 84123 2445 S 500 E SALT LAKE CITY UT 84106 3536 WILLIAMS ST DENVER CO 80205 2467 S 500 E SALT LAKE CITY UT 84106 529 E DIVISION LN SALT LAKE CITY UT 84106 535 E DIVISION LN SALT LAKE CITY UT 84106 257 E 200 S SALT LAKE CITY UT 84111 535 E DIVISION LN SALT LAKE CITY UT 84106 PO BOX 145460 SALT LAKE CITY UT 84114 549 E DIVISION LN SALT LAKE CITY UT 84106 557 E DIVISION LN SALT LAKE CITY UT 84106 50 E NORTHTEMPLE ST #2225 SALT LAKE CITY UT 84150 927 LIZZIE LN ST GEORGE UT 84790 2437 S 600 E SALT LAKE CITY UT 84106 2445 S 600 E SALT LAKE CITY UT 84106 2451 S 600 E SALT LAKE CITY UT 84106 2475 S 500 E SALT LAKE CITY UT 84106 2478 S PARK ST SALT LAKE CITY UT 84106 2477 S PARK ST SALT LAKE CITY UT 84106 1397 W 6020 S TAYLORSVILLE UT 84123 560 E DIVISION LN SALT LAKE CITY UT 84106 2484 S 600 E SALT LAKE CITY UT 84106 2393 S 500 E SALT LAKE CITY UT 84106 532 E DRIGGS AVE SALT LAKE CITY UT 84106 538 E DRIGGS AVE SALT LAKE CITY UT 84106 550 E DRIGGS AVE SALT LAKE CITY UT 84106 552 E DRIGGS AVE SALT LAKE CITY UT 84106 560 E DRIGGS AVE SALT LAKE CITY UT 84106 562 E DRIGGS AVE SALT LAKE CITY UT 84106 572 E DRIGGS AVE SALT LAKE CITY UT 84106 552 E DRIGGS AVE # NFF1 SALT LAKE CITY UT 84106 560 E DRIGGS AVE SALT LAKE CITY UT 84106 470 E ROBERT AVE SALT LAKE CITY UT 84106 465 E WARNOCK AVE SALT LAKE CITY UT 84106 478-486 E ROBERT AVE SALT LAKE CITY UT 84106 2446 S 500 E SALT LAKE CITY UT 84106 2458 S 500 E SALT LAKE CITY UT 84106 2460 S 500 E SALT LAKE CITY UT 84106 2480 S 500 E SALT LAKE CITY UT 84106 2434 S 600 E SALT LAKE CITY UT 84106 2445 S 500 E SALT LAKE CITY UT 84106 2455 S 500 E SALT LAKE CITY UT 84106 2467 S 500 E SALT LAKE CITY UT 84106 529 E DIVISION LN SALT LAKE CITY UT 84106 535 E DIVISION LN SALT LAKE CITY UT 84106 2435 S 500 E SALT LAKE CITY UT 84106 543 E DIVISION LN SALT LAKE CITY UT 84106 2469 S 500 E SALT LAKE CITY UT 84106 549 E DIVISION LN SALT LAKE CITY UT 84106 557 E DIVISION LN SALT LAKE CITY UT 84106 2450 S 600 E SALT LAKE CITY UT 84106 2429 S 600 E SALT LAKE CITY UT 84106 2437 S 600 E SALT LAKE CITY UT 84106 2445 S 600 E SALT LAKE CITY UT 84106 2451 S 600 E SALT LAKE CITY UT 84106 2475 S 500 E SALT LAKE CITY UT 84106 2478 S PARK ST SALT LAKE CITY UT 84106 2477 S PARK ST SALT LAKE CITY UT 84106 2479 S PARK ST SALT LAKE CITY UT 84106 560 E DIVISION LN SALT LAKE CITY UT 84106 2484 S 600 E SALT LAKE CITY UT 84106 PO BOX 145480 SALT LAKE CITY UT 84114