Transmittal - 3/29/2022ERIN MENDENH ALL DEPARTMENT of COMMUNITY
Mayor and NEIGHBORHOODS
Blake Thomas
Director
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: Dowland Master Plan (PLNPCM2021-00717) and Zoning Map Amendments (PLNPCM2021-
00718)
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 1902 S 400 East:
•Amend the Central City Master Plan’s land use map from Low Density Residential to
Medium Density Residential (petition number PLNPCM2021-00717)
• Amend the Salt Lake City Zoning Map from R-1-5,000 (Single Family Residential) to
RMF-35 (Moderate Density Multi-Family Residential) (petition number PLNPCM2021-
00718)
BUDGET IMPACT: None
BACKGROUND/DISCUSSION: This is a request by Paul Dowland to amend the Central City
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-1-5,000 Residential to RMF-3 5 Moderate Density
Mu lti-Family Residential for the property located at 1902 South 400 East. The purpose of the rezone request
is to facilitate the construction of townhomes.
The applicant initially requested to amend the Zoning Map from R-1-5,000 to RMF-45. The Planning
Commission reviewed the request for RMF-45 at a public hearing on November 10, 2021 and voted to table the
request to allow time for the applicant to find a more appropriate zoning designation for the subject property.
The applicant revised the request to amend the zoning map to RMF-35. . The Planning Commission held another
public hearing on February 9, 2022 and voted unanimously to forward a positive recommendation of the proposed
Master Plan and Zoning Map Amendment to the City Council.
SALT LAKE CITY CORPORATION
451 SOUTH STATE STREET, ROOM 404
P.O. BOX 145486, SALT LAKE CITY, UTAH 84114-5486
WWW.SLC.GOV
TEL 801.535.6230 FAX 801.535.6005
Lisa Shaffer (Mar 29, 2022 08:24 MDT)03/29/2022
03/29/2022
PUBLIC PROCESS:
• August 30, 2021 - An early notification was sent to the Liberty Wells Community
Council and all residents and property owners within 300 feet of the subject property.
• September 8, 2021 - The Applicant and Staff met with the Liberty Wells Community
Council to present the project and gather feedback from the community.
• November 10, 2021 - The Planning Commission held a public hearing and tabled the
items to allow the Applicant and staff time to discuss more appropriate zoning
designations.
• February 9, 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 February 9, 2022 (Click to Access)
b) PC Minutes of February 9, 2022 (Click to Access)
c) Planning Commission Staff Report of February 9, 2022 (Click to Access)
d) PC Agenda of November 10, 2021 (Click to Access)
e) PC Minutes of February 10, 2021 (Click to Access)
f) Planning Commission Staff Report of November 10, 2021 (Click to Access)
EXHIBITS:
1) Project Chronology
2) Additional Public Comments (not included in Staff Reports)
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 1902
South 400 East from Low Density Residential to Medium Density Residential and the zoning
map from R-1-5,000 Residential to RMF-35 Moderate Density Multi-Family Residential
District)
An ordinance amending the general plan map pertaining to property located at
approximately 1902 South 400 East from Low Density Residential to Medium Density
Residential pursuant to Petition No. PLNPCM2021-00717 and amending the zoning map
pertaining to property located at approximately 1902 South 400 East from R-1-5,000 Residential
to RMF-35 Moderate Density Multi-Family Residential pursuant to Petition No. PLNPCM2021-
001718.
WHEREAS, the Salt Lake City Planning Commission held a public hearing on February
9, 2022 on applications submitted by Paul Dowland (“Applicant”) to change the general plan
map and zoning map for property located at 1902 South 400 East (Tax ID No.16-18-452-012-
0000) (the “Property”) from Low Density Residential to Medium Density Residential and from
R-1-5,000 Residential to RMF-35 Moderate Density Multi-Family Residential District pursuant
to Petition Nos. PLNPCM2021-00717 and PLNPCM2021-00718, respectively; and
WHEREAS, at its February 9, 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 applications; 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 Central City 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-1-5,000 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
1902 South 400 East, Salt Lake City, UT
Tax ID No. 16-18-452-012-0000
BEG 241.9 FT S & 33 FT W FR NE COR LOT 6 BLK 4 5 AC PLAT A BF SUR S
120.6 FT W 115.5 FT N 120.6 FT E 115.5 FT TO BEG 5969-1933 7794-1052 7801-
2257 7944-0541 9034-7930 09178-833510648-3928
1. Project Chronology
Project Chronology
Dowland Master Plan Amendment – PLNPCM2021-00717
Dowland Zoning Map Amendment – PLNPCM2021-00718
July 9, 2021 Paul Dowland filed the Master Plan Map and Zoning Map amendment
applications. The subject property is located at 1902 South 400 East and
encompasses approximately 0.33 acres (14,375 square feet).
August 3, 2021 Application assigned to Caitlyn Tubbs, Principal Planner.
August 30, 2021 Sent notifications to Liberty Wells Community Council and surrounding
neighbors and property owners.
September 8, 2021 Applicant and Staff met with Liberty Wells Community Council.
October 15, 2021 Public input period closed.
October 29, 2021 Sign posted on subject property. Public hearing notice sent out and posted to city
website.
November 10, 2021 Planning Commission held public hearing and tabled the requests.
January 27, 2022 Sign posted on subject property. Public hearing notice sent out and posted to city
website.
February 9, 2022 Planning Commission held public hearing and forwarded a positive
recommendation of both requests.
March 16, 2022 Ordinance received from City Attorney’s Office.
2. Addition al Pub lic
Comments
From:
To:Planning Public Comments
Subject:(EXTERNAL) Re: Dowland Townhomes General Plan and Zoning Map Amendments at 1902 S 400 E
Date:Wednesday, February 9, 2022 6:55:54 PM
My name is Sharlene Kiuhara. I live at 373 E Ramona Ave located around the corner of the Dowland
proposal (in case my audio does not work).
I would like to thank Madame Chair, the commissioners, and Ms. Tubbs for their time and judicious
thought on the original application and the amendment, which I am in support of.
In light of the fact that SLC is growing and affordable housing is becoming more limited, I also want
to thank the applicant and the amended proposition to reduce the number of townhomes from 8 to
4.
I look forward to attending the next public hearing on the building plan.
Thank you again,
Sharlene Kiuhara
3. Notice of City Council
Hearing
NOTICE OF PUBLIC HEARING
The Salt Lake City Council is considering Petitions PLNPCM2021-00717 – Dowland Master
Plan Amendment at 1902 South 400 East and PLNPCM2021-00718 – Dowland Zoning Map
Amendment at 1902 South 400 East – On behalf of the owner of 1902 South 400 East Paul
Dowland has requested Salt Lake City amend the Central City Master Plan from Low Density
Residential to Medium Density Residential and amend the Zoning Map from R-1 -5 ,000 to RMF-
35. The subject property is located within Council District 5 , represented by Darin Mano.
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 b e accessed at
https://citizenportal.slcgov.com/, by selecting the “planning” tab and entering the petition numbers
PLNPCM2021-00717 and PLNPCM2021-00718.
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
From: Tubbs, Caitlyn
To: Liberty Wells
Subject: General Plan Map and Zoning Map Amendments
Date: Monday, August 30, 2021 11:01:00 AM
Attachments: Dowland Townhomes MPZM Early Notification Letter (x81).pdf
Good morning Caitlin,
I can’t recall if I sent this to you already – please let me know if I haven’t so I can
update our 45-day early notification expiration date.
The Planning Division has received a request to amend the General Plan Map and the
Zoning Map for the property located at 1902 South 400 East. The Applicant has
requested to change the General Plan from Low Density Residential to Medium
Density Residential and the Zoning Map from R-1-5,000 to R -MU-45 to allow for the
construction of eight townhome units. I have attached the early notification letter I
sent to the surrounding neighbors on August 12th with this email. The Application
numbers for these requests are PLNPCM2021-00717 and PLNPCM2021-00718 and
all of the submittal materials may be found online at
https://citizenportal.slcgov.com/Citizen/Default.aspx .
We are required by ordinance to give recognized community organizations 45 days to
provide input – 45 days from today will be Friday October 15th. Please let me know
if you would like myself and the Applicant to attend one of the Liberty Wells
Community Council’s meetings to discuss this project.
Thank you,
CAITLYN TUBBS, AICP
Principal Planner
DEPARTMENT of COMMUNITY and NEIGHBORHOODS
SALT LAKE CITY CORPORATION
Our staff are working remotely; for more expedient responses please call cell or send email.
TEL 801-535-7706
CEL 385-315-8115
EMAIL caitlyn.tubbs@slcgov.com
WWW.SLC.GOV/PLANNING
Disclaimer: The Planning Division strives to give the best customer service possible and to respond to questions
as accurately as possible based upon the information provided. However, answers given at the counter and/or
prior to application are not binding and they are not a substitute for formal Final Action, which may only occur in
response to a complete application to the Planning Division. Those relying on verbal input or preliminary written
feedback do so at their own risk and do not vest any property with development rights.
5. Notice Letter to
Neighbors
Notification of a Project in Your
Neighborhood
Salt Lake City has received a request
for a master plan map and
zoning map amendment from
Paul Dowland, representing the
property owner, to change the
master plan map for one parcel
from Low-Density Residential
(1-10 units per acre) to Medium
Density Residential (11-15 units
per acre) and to rezone the same
parcel from R-1-5,000 to RMU -
45. The site is currently vacant and
the Applicant intends to construct
eight (8) 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 (385)-315-8115 or caitlyn.tubbs@slcgov.com.
Please refer to petition numbers PLNPCM2021-00717 & PLNPCM2021- 00718 or the “Dowland
Townhomes 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 Liberty Wells Community Council Chair. The Community
Council may choose to schedule the matter at an upcoming meeting. Please contact the Liberty Wells Community
Council Chair Caitlin Lutsch at info@lwccslc.org for more information on whether they will review the matter
and details at their meeting.
Vicinity Map □
Salt Lake City Planning Divis ion 8/5/2021
Notification of a Project in Your
Neighborhood - CORRECTED
This is a follow-up notice correcting an error in the prior letter sent. The
Applicant has requested a zoning change from R-1-5,000 to RMF-45, not
R-MU -45 as originally listed.
Salt Lake City has received a request
for a master plan map and
zoning map amendment from
Paul Dowland, representing the
property owner, to change the
master plan map for one parcel
from Low-Density Residential
(1-10 units per acre) to Medium
Density Residential (11-15 units
per acre) and to rezone the same
parcel from R-1-5,000 to RMU -
45 RMF-45. The site is currently
vacant and the Applicant intends to
construct eight (8) 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 (385)-315-8115 or caitlyn.tubbs@slcgov.com.
Please refer to petition numbers PLNPCM2021-00717 & PLNPCM2021- 00718 or the “Dowland
Townhomes 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 Liberty Wells Community Council Chair. The Community
Council may choose to schedule the matter at an upcoming meeting. Please contact the Liberty Wells Community
Council Chair Caitlin Lutsch at info@lwccslc.org for more information on whether they will review the matter
and details at their meeting.
Vicinity Map □
Salt Lake City Planning Divis ion 8/5/2021
6 . Original Petition
June 28, 2021
Via Electronic Mail
Salt Lake City Planning Division
451 S. State Street Salt Lake City, UT 84111 Attn: Daniel Echeverria – Senior Planner
Re: Written Narrative in Support of Master Plan and Zoning Amendment Applications
Dear Daniel,
This firm represents PJJD LLC (the “Developer”) in connection with a proposed multi-family
residential real estate development in Salt Lake City. Developer owns a vacant lot located at 1902 S 400 E
in Salt Lake City (the “Property”). Developer is proposing to develop the Property into an 8-Unit/Lot multi-
family residential subdivision (the “Project”). The Property is currently zoned R-1/5,000 (Single - Family
Residential District) and in order to develop the Property as intended by Developer, it is necessary to request
a rezone and a master plan map amendment of the Property from R-1/5,000 (Single-Family) to the RMF-
45 (Moderate/High Density Multi-Family Residential District (“RMF-45 Zone”).
Concurrent with this letter, Developer is submitting: (i) a General Master Plan Map Amendment
Application; (ii) a General Zoning Amendment Application; and (iii) supporting materials (collectively the
“Application”) as required by Salt Lake City (the “City”). The purpose of this letter is to address the
Application requirements and provide written support for the Application.
1. Current General Plan Classification. The current City General Plan classification for
the Property is located in the Central Community district.
2. Current Zoning Classification. The current City Zoning classification is R-1/5,000
(Single-Family Residential) and Low Density Residential (See Central Master Plan).
3. Requested Zoning Classification. The Developer is requesting a Zoning Classification
and change of the Zoning Map to RMF -45 Zone (Moderate/High Density Multi-Family Residential).
4. Parcel Number Change. The Developer is requesting the Zoning Map to be amended for
only one Parcel Id: 16-18-452-012-0000.
5. Project Description and Proposed Use. Developer purchased the Property on October 20,
2020. Prior to Developer’s ownership, a single-family home was located on the Property which received
substantial earthquake damage. As a result of such damage and for safety reasons, the home was razed, and
the Property now sits vacant. Developer proposes to subdivide and construct 8 tasteful townhomes on
Page 2 of 2
the Property for sale and use as a multifamily residential subdivision. Each townhome will have 4
bedrooms, 2 baths with a double car garage. There will be no on street parking.
6. Reasons in Support of Requested Zone Change. In support of rezoning the Property
to the RMF -45 Zone, Developer respectfully requests the City to balance existing rules and regulations
with flexibility for change and growth and consider the following:
(a). General Statement. Salt Lake City is one of the fastest growing cities in the nation and boasts a strong housing and employment market. Although this growth in population
and employment supports a vibrant community, for many residents and workers, SLC is
becoming a city out of reach. Similar to cities across the country, Salt Lake City is faced with housing prices that are rising more rapidly than wages, resulting in a lack of diverse and
affordable housing.
To address the growth and housing challenges, over the years the City has developed
goals, objectives and policies as stated through its various adopted planning documents, including, Plan Salt Lake; Salt Lake City/Citywide Vision, adopted 2015 (“Master Plan ”);
Growing SLC, A Five Year Housing Plan, (2018-2022) (“City Housing Plan”); Salt Lake City
Consolidated Plan; Hud Program Years 2020-2024; Fiscal Years 2021-2025, (“HUD Plan”),
Central Community Neighborhood Master Plan, adopted 2005 (“Central Master Plan ”); Building
Affordable in Salt Lake City: An Affordable Residential Development Guide, 2019 (“Affordable
Residential Guide”); various zoning regulations (“Ordinances”) and other city wide and
community plans, etc.
Implementing these various goals, objections and policies as reflected in the adopted planning documents requires a unique approach of balancing existing rules and regulations while
exercising flexibility to achieve real and responsive change that will encourage the market to develop the diverse and affordable housing needed to accommodate the growing SLC
community.
(b) The Project is consistent with the purposes, goals, objectives and policies of the
City. The Master Plan, City Housing Plan, HUD Plan, Central Master Plan, Affordable Residential
Guide and Ordinances all recognize, support and call for increasing the housing supply and
expanding housing opportunities throughout the city, including removing local barriers to housing
development. For example, both the Master Plan and the City Housing Plan specifically provide:
(1) By creating places with a diverse mix of uses, building types, connections, and
transportation options, people have the choice of where they live, how they live, and how they get around. As our City grows and evolves overtime, having
a diverse mix of uses in our neighborhoods citywide will become increasingly
important to accommodate responsible growth and provide people with real
choices. See Master Plan; Sustainable Growth & Development, Page 9.
(2) Compatibility of development generally refers to how a development
integrates into the existing scale and character of a neighborhood. New
development should be context sensitive to the surrounding development,
taking into account the existing character of the neighborhood while providing
opportunities for new growth and to enhance the sense of place. See Master
Plan; Sustainable Growth & Development, Page 10.
Page 3 of 2
(3) Guiding Principle; Access to a wide variety of housing types for all income
levels throughout the City, providing the basic human need for safety and
responding to changing demographics; Initiatives; Increase the number of
medium density housing types and options; Enable moderate density increases
within existing neighborhoods where appropriate. See Master Plan, Guiding
Principles and Housing Initiatives, Pages 14 & 21.
(4) Guiding Principle; Maintaning places that provide a foundation for the City to
affirm our past; Initiatives; Preserve and enhance neighborhood district
character; Balance preservation with flexibility for change and growth. See
Master Plan, Guiding Principles and Housing Initiatives, Pages 14 & 33.
(5) In order to respond to Salt Lake City’s changing demographics and the housing needs of its diverse communities, it is critical to begin to look within the City
for real and responsive change that will encourage the market to develop the
housing and infrastructure needed to accommodate our growing community.
This goal focuses on the need to increase the diversity of housing types and
opportunities in the city by seeking policy reforms that can enhance the flexibility of the land-use code and create an efficient and predictable
development process for community growth. See City Housing Plan, Section
3, Goal 1, Page 17.
(6) In order to respond to the demographic shift described above, modernizing
zoning is key not only to catching up with the demand, but creating housing
that responds to every stage of lifewhether just starting out or downsizing later
in life… In addition, thereis a needfor in-fill ordinances that allow for greater
density in existing neighborhoods, offering owners the option to subdivide
large parcels to increase the utility and value of their land, removing
impediments to innovative construction types, such as accessory dwelling
units, and reducing parking requirements to bring downthe cost of developing
new housingunits. See City Housing Plan, Section 3, Objective 1.1.1, Page 18; (Emphasis Added).
(7) In-fill ordinances provide both property owners and developers with options
to increase the number of units on particular parcels throughout the city. Such
options would alsohelprestore the“missingmiddle” housingtypes where new
construction has principally been limited to single-family homes and multi-
story apartment buildingsfor decades. Missingmiddle housingtypes arethose
that current zoning practices have either dramatically reduced or eliminated
altogether: accessory dwelling units, duplexes, tri-plexus, small multi-plexus,
courtyard cottages and bungalows, row houses, and small apartment
buildings. Finding a place for these housing types throughout the city means
more housing options in Salt Lake City and restoring choices for a wider
variety of household sizes, from seniors to young families. Apart from
traditional infill ordinances, responding to the unusual age, form, and shape
of housing stock should beaddressed andleveragedto addincremental density
in existing structures. This would include options for lot subdivision where
there is ample spaceto build anadditional home ona property or alternatively
Page 4 of 2
expand rental opportunities in existing structures. This solution responds to
the strong preference for single-family homes that was captured in the Salt
Lake Live Work Survey. Allowing landowners to subdivide their large,
underutilized lots createsa path to building more single-familyhomes in a city
that has limited space left for them under its current land-use regulations. See
City Housing Plan, Section 3, Objective 1.1.2, Page 19 (Emphasis added).
The Project creates a real opportunity to respond to and satisfy many of the City’s stated
goals and objectives to find places to enable moderate density increases within existing
neighborhoods to provide for a wider variety of housing types. The Property is a corner lot and is currently vacant. Developer is not requesting demolition of an existing single-family home. The
Project will provide 8 residential townhomes to enhance the character of the neighborhood. The
Project will create new “missing middle” housing growth on a small scale at a price point more
affordable than currently exists in this area.
(c) Further Purposes of Zoning Ordinance. Developer will establish CC&R’s (and, if
necessary, an HOA) for the development and use of the Project in order to protect and enhance the
value and desirability of the Project and to provide a clean and safe neighborhood for its residents.
(d). The Project will not materially affect adjacent properties. Developer recognizes
that the Property is located in the Central Community district and subject to, among other planning
documents, the Central Master Plan which provides for “preservation of historic structures and
neighborhoods” as an important goal. Yet we note that the Central Master Plan was created and
adopted in 2005 when market dynamics were much different and may even conflict with more
modern goals and policies of the City as adopted in the Master Plan and City Housing Plan as they relate to creating a diversity of housing types in the city to address growth.
Developer believes that the Project will not fundamentally change the residential nature of
the neighborhood and is willing to engage with the City on “form-based zoning” (i.e., ensuring that
the form of a building fits into the neighborhood surrounding it, rather than focusing regulation on
the specific use of that building as traditional zoning code requires) to tweak height, depth and
general shape of the Project to best utilize the space on the Property and ensure that the residential neighborhood character is preserved and enhanced. Working with the City, the Project will be
context sensitive to the existing character of the neighborhood while providing opportunities for
new growth and to enhance the sense of place.
(e). Consistent Land Use. The land use of the Property will remain residential and not
mixed use. Moreover, the Project is consistent with land uses immediately surrounding the
Property. The St. Josheph’s project is zoned RMF-35 and allows for moderate multifamily
residential development. Additionally, a drive through of the surrounding neighborhoods also show
various multi-family duplexes, tri-plexus and apartments that have been built over the years.
(f). Adequate Public Facilities and Services. The Project is small scale and limited
to 8 residential units/lots and will have a minimal impact on traffic and other required public facilities.
Page 5 of 2
We believe the Project is consistent with the City’s development goals and objectives to provide
diversity of housing types and to support attractive and well-maintained neighborhoods. We appreciate the
City’s consideration of these matters and look forward to working with you.
Best regards,
YORK HOWELL & GUYMON
M. Thomas Jolley
cc: Paul Dowland
John Davis
The drawings, designs, ideas, arrange m en ts and plans indicated or represent e d are the sole property of Layton Davis Architect s and are subject to the copyright of Layton Davis Architect s or its assigns. They were created, evolved and develope d for use on, and in conjuncti o n with the specified project. Any use of the drawin gs , designs, material s or informati on containe d herein, including but not limited to copying or reprodu cti o n, which is not expressly authoriz e d by Layton Davis Architec ts , is strictly prohibite d as an infringe me n t of its copyrigh t and may result in liability
DOWLAND TOWNHOMES
1902 S 400 E
SLC, UT -----
PROGRESS SET PRINTED DATE 04.30.2021 CHRONOLOGY PROJECT NO 21.038 DWN BY/ CHK BY / TITLE ARCHITECTURAL SITE PLAN 1 ARCHITECTURAL - SITE PLAN 24X36 SHEET # A001 A001 SCALE: 1"=10'
The drawings, designs, ideas, arrange m en ts and plans indicated or represent e d are the sole property of Layton Davis Architect s and are subject to the copyright of Layton Davis Architect s or its assigns. They were created, evolved and develope d for use on, and in conjuncti o n with the specified project. Any use of the drawin gs , designs, material s or informati on containe d herein, including but not limited to copying or reprodu cti o n, which is not expressly authoriz e d by Layton Davis Architec ts , is strictly prohibite d as an infringe me n t of its copyrigh t and may result in liability
DOWLAND TOWNHOMES
1902 S 400 E
SLC, UT -----
PROGRESS SET PRINTED DATE 04.30.2021 3 LEVEL 3 - FLOOR PLAN 4 LEVEL 4 - FLOOR PLAN A002 A002 SCALE : 1/4" = 1'-0" SCALE : 1/4" = 1'-0" CHRONOLOGY PROJECT NO 21.038 DWN BY/ CHK BY / TITLE ARCHITECTURAL SITE PLAN 24X36 SHEET # A002 LEVEL 1 - FLOOR PLAN SCALE: 1/4" = 1'-0" LEVEL 2 - FLOOR PLAN SCALE: 1/4" = 1'-0" BUILDING SECTION SCALE: 1/4" = 1'-0" 1 A002 2 A002 5 A002
7. Mailing List
NAME CARE OF STREET
VALERIE P PRICE 1864 S 400 E
CARRIE LEIGH ROGNAN 1868 S 400 E
SAM SEMCHUCK 1872 S 400 E
STACEY M PEARSON 1884 S 400 E
CHRISTOPHER STIMMLER 1005 W 7TH AVE DR
SANDRA SUSAN FRAZIER 11253 S 1370 E
JULIE MAUGHAN; JILLIAN E DALLON (JT) 365 E WESTMINSTER AVE
BARBARA A LAMBERT; TREVOR R LAMBERT (JT) 371 E WESTMINSTER AVE
HENRY JOSEPH BECKER 377 E WESTMINSTER AVE
ADAM A GLOS REVOCABLE TRUST 09/20/2021 381 E WESTMINSTER AVE
BRENDA RUGER; DANIEL H RUGER 387 E WESTMINSTER AVE
MARY J F AUSTIN 358 E WESTMINSTER AVE
LORI K PETTUS 364 E WESTMINSTER AVE
ROBERT D. BAILEY; MARION U. BAILEY 2303 W LEDGEWOOD DR
PJJD ENTERPRISES, LLC PO BOX 980513
SPIN PROPERTIES, LLC 361 E RAMONA AVE
SAMUEL HARRISON SALTZMAN 365 E RAMONA AVE
MILAN MICICH; MAHO OSANO (JT) 369 E RAMONA AVE
SHARLENE A KIUHARA 373 E RAMONA AVE
ANDREA MITCHELL TRUST 01/11/2021 1918 S 400 E
DREW WYAND; CAMIE RINGHEIMER (JT) 1922 S 400 E
AMBER HAWKINS 10128 N RIVERSIDE LN
DOROTHY MOLINAR; PETE SALAZAR (JT) 1863 S 400 E
ZULY CHENG; MELVIN KUO (JT) 1768 VOORHEES AVE
TRACEY GINES; STEPHANIE PACHECO (JT) 1879 S 400 E
PAUL TAMOUA; SELITA V TAMOUA 1889 S 400 E
JEFF P BURNS 418 E GARFIELD AVE
SAMUEL S LOPEZ 420 E GARFIELD AVE
TYLER P EVERETT; DAVID MICHAEL EVERETT (JT) 415 E WESTMINSTER AVE
TRUST NOT IDENTIFIED JUDY CURTIS 3000 S 300 E
WILLIAM H NESSE; MELISSA HELQUIST (JT) 425 E WESTMINSTER AVE
SCOTT CHAPPLE 11 RIDGE LINE CT
JOHN J MCHUGH; KIRSTEN M MCHUGH (JT) 433 E WESTMINSTER AVE
ROSIE M RAMIREZ 1905 S 400 E
JASON S VOYLES; CONNIE A VOYLES (JT) 2419 E 6710 S
BRIAN ORLEANS 426 E WESTMINSTER AVE
MARTHA WOLCOTT 432 E WESTMINSTER AVE
MISSION CCRC LLC THE ENSIGN GROUP PO BOX 128109
JEFFREY S JUIP; LORI C BARRETT (JT) 1903 S 400 E
JASON S VOYLES; CONNIE A VOYLES (JT) 2419 E 6710 S
OCCUPANT 1864 S 400 E
OCCUPANT 1868 S 400 E
OCCUPANT 1872 S 400 E
OCCUPANT 1884 S 400 E
OCCUPANT 357 E WESTMINSTER AVE
OCCUPANT 361 E WESTMINSTER AVE
OCCUPANT 365 E WESTMINSTER AVE
OCCUPANT 371 E WESTMINSTER AVE
OCCUPANT 377 E WESTMINSTER AVE
OCCUPANT 381 E WESTMINSTER AVE
OCCUPANT 387 E WESTMINSTER AVE
OCCUPANT 358 E WESTMINSTER AVE
OCCUPANT 364 E WESTMINSTER AVE
OCCUPANT 370 E WESTMINSTER AVE
OCCUPANT 372 E WESTMINSTER AVE
OCCUPANT 1902 S 400 E
OCCUPANT 361 E RAMONA AVE
OCCUPANT 365 E RAMONA AVE
OCCUPANT 369 E RAMONA AVE
OCCUPANT 373 E RAMONA AVE
OCCUPANT 1918 S 400 E
OCCUPANT 1922 S 400 E
OCCUPANT 1928 S 400 E
OCCUPANT 1863 S 400 E
OCCUPANT 1865 S 400 E
OCCUPANT 1867 S 400 E
OCCUPANT 1879 S 400 E
OCCUPANT 1889 S 400 E
OCCUPANT 418 E GARFIELD AVE
OCCUPANT 420 E GARFIELD AVE
OCCUPANT 415 E WESTMINSTER AVE
OCCUPANT 417 E WESTMINSTER AVE
OCCUPANT 425 E WESTMINSTER AVE
OCCUPANT 427 E WESTMINSTER AVE
OCCUPANT 433 E WESTMINSTER AVE
OCCUPANT 1905 S 400 E
OCCUPANT 420 E WESTMINSTER AVE
OCCUPANT 426 E WESTMINSTER AVE
OCCUPANT 432 E WESTMINSTER AVE
OCCUPANT 451 E BISHOP FEDERAL LN
OCCUPANT 1903 S 400 E
OCCUPANT 418 E WESTMINSTER AVE
SLC PLANNING DIVISION C/O CAITLYN TUBBS PO BOX 145480
CITY STATE ZIP
SALT LAKE CITY UT 84115
SALT LAKE CITY UT 84115
SALT LAKE CITY UT 84115
SALT LAKE CITY UT 84115
BROOMFIELD CO 80020
SANDY UT 84092
SALT LAKE CITY UT 84115
SALT LAKE CITY UT 84115
SALT LAKE CITY UT 84115
SALT LAKE CITY UT 84115
SALT LAKE CITY UT 84115
SALT LAKE CITY UT 84115
SALT LAKE CITY UT 84115
TAYLORSVILLE UT 84129
PARK CITY UT 84098
SALT LAKE CITY UT 84115
SALT LAKE CITY UT 84115
SALT LAKE CITY UT 84115
SALT LAKE CITY UT 84115
SALT LAKE CITY UT 84115
SALT LAKE CITY UT 84115
HIGHLAND UT 84003
SALT LAKE CITY UT 84115
MANHATTAN BEACH CA 90266
SALT LAKE CITY UT 84115
SALT LAKE CITY UT 84115
SALT LAKE CITY UT 84115
SALT LAKE CITY UT 84115
SALT LAKE CITY UT 84115
SOUTH SALT LAKE UT 84115
SALT LAKE CITY UT 84115
OROVILLE CA 95966
SALT LAKE CITY UT 84115
SALT LAKE CITY UT 84115
COTTONWOOD HTS UT 84121
SALT LAKE CITY UT 84115
SALT LAKE CITY UT 84115
NASHVILLE TN 37212
SALT LAKE CITY UT 84115
COTTONWOOD HTS UT 84121
SALT LAKE CITY UT 84115
SALT LAKE CITY UT 84115
SALT LAKE CITY UT 84115
SALT LAKE CITY UT 84115
SALT LAKE CITY UT 84115
SALT LAKE CITY UT 84115
SALT LAKE CITY UT 84115
SALT LAKE CITY UT 84115
SALT LAKE CITY UT 84115
SALT LAKE CITY UT 84115
SALT LAKE CITY UT 84115
SALT LAKE CITY UT 84115
SALT LAKE CITY UT 84115
SALT LAKE CITY UT 84115
SALT LAKE CITY UT 84115
SALT LAKE CITY UT 84115
SALT LAKE CITY UT 84115
SALT LAKE CITY UT 84115
SALT LAKE CITY UT 84115
SALT LAKE CITY UT 84115
SALT LAKE CITY UT 84115
SALT LAKE CITY UT 84115
SALT LAKE CITY UT 84115
SALT LAKE CITY UT 84115
SALT LAKE CITY UT 84115
SALT LAKE CITY UT 84115
SALT LAKE CITY UT 84115
SALT LAKE CITY UT 84115
SALT LAKE CITY UT 84115
SALT LAKE CITY UT 84115
SALT LAKE CITY UT 84115
SALT LAKE CITY UT 84115
SALT LAKE CITY UT 84115
SALT LAKE CITY UT 84115
SALT LAKE CITY UT 84115
SALT LAKE CITY UT 84115
SALT LAKE CITY UT 84115
SALT LAKE CITY UT 84115
SALT LAKE CITY UT 84115
SALT LAKE CITY UT 84115
SALT LAKE CITY UT 84115
SALT LAKE CITY UT 84115
SALT LAKE CITY UT 84114