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Transmittal - 5/12/2022ERIN MENDENHALL DEPARTMENT of COMMUNITY Mayor and NEIGHBORHOODS Blake Thomas Director WWW.SLC.GOV SALT LAKE CITY CORPORATION 451 SOUTH STATE STREET, ROOM 404 P.O. BOX 145486, SALT LAKE CITY, UTAH 84114-5486 TEL 801.535.6230 FAX 801.535.6005 CITY COUNCIL TRANSMITTAL ________________________ Lisa Shaffer, Chief Administrative Officer Date Received: 5/13/2022 Date sent to Council: 5/13/2022 ______________________________________________________________________________ TO: Salt Lake City Council DATE: May 12, 2022 Dan Dugan, Chair FROM: Blake Thomas, Director, Department of Community & Neighborhoods __________________________ SUBJECT: Zoning Map Amendment at approximately 805 South 800 West (Petition Number PLNPCM2021-01077) STAFF CONTACT: Brooke Olson, Principal Planner brooke.olson@slcgov.com or (801)-535-7118 DOCUMENT TYPE: Ordinance RECOMMENDATION: That the City Council follow the recommendation from the Planning Commission and approve the requested zoning map amendment. BUDGET IMPACT: None BACKGROUND/DISCUSSION: This is a request by Jake Billitteri and Jordan Atkin on behalf of the property owner, to amend the Salt Lake City Zoning Map from M-1 Light Manufacturing to R-MU-45 Residential Mixed Use at approximately 805 S 800 W. The proposed amendment to the Zoning Map is intended to allow the property owner to accommodate a multi-family or an attached single-family development. No development plans have been submitted by the applicant at this time. If the amendment is approved the applicant could develop the site in accordance with the R-MU-45 zoning standards. The request did not require a master plan amendment. The Planning Commission reviewed the request for R-MU-45 at a public hearing on March 23, 2022. The Commission determined the R-MU-35 Zoning District would be a more appropriate zoning designation for the subject property than the requested R-MU-45 zoning. With the applicant’s acceptance of the modified request, the Commission voted unanimously to forward a positive recommendation to the City Council to amend the zoning map for the property from M- 1 to R-MU-35. PUBLIC PROCESS: •January 28,2022 - An early notification was sent to the Poplar Grove Community Council and all residents and property owners within 300 feet of the subject property. •February 23, 2022 - The applicant and staff met with the Poplar Grove Community Council to present the project and gather feedback from the community. The Community Council provided a letter of opposition for the project. •March 23, 2022 - The Planning Commission held a public hearing and with the applicant’s acceptance of the modified request, forwarded a positive recommendation to amend the zoning map for the subject property from M-1 to R-MU-35 to the City Council for their review and decision. Planning Commission (PC) Records a)PC Agenda of March 23, 2022 (Click to Access) b)PC Minutes of March 23, 2022 (Click to Access) c)Planning Commission Staff Report of March 23, 2022 (Click to Access Report) EXHIBITS: 1) Project Chronology 2) Notice of City Council Hearing 3) Notice Letter to Recognized Community Organizations 4)Notice Letter to Neighbors 5)Original Petition 6)Mailing List SALT LAKE CITY ORDINANCE No. _____ of 2022 (Amending the zoning of property located at approximately 805 South 800 West from M-1 Light Manufacturing District to R-MU-35 Residential/Mixed Use District) An ordinance amending the zoning map pertaining to property located approximately 805 South 800 West from M-1 Light Manufacturing District to R-MU-35 Residential/Mixed Use District pursuant to Petition No. PLNPCM2021-01077. WHEREAS, the Salt Lake City Planning Commission (the “Planning Commission”) held a public hearing on March 23, 2022 on an petition submitted by Jake Billitteri and Jordan Atkin to rezone property located at 805 South 800 West (Tax ID No. 15-11-276-001) (the “Property”) from M-1 Light Manufacturing District to R-MU-35 Residential/Mixed Use District pursuant to Petition No. PLNPCM2021-01077 (the “Petition”); WHEREAS, at its March 23, 2022 meeting, the Planning Commission voted in favor of forwarding a positive recommendation to the Salt Lake City Council (the “City Council”) on the Petition; and WHEREAS, after holding a public hearing on this matter the City Council has determined that adopting this ordinance is in the city’s best interests. NOW, THEREFORE, be it ordained by the City Council of Salt Lake City, Utah: SECTION 1. Amending the Zoning Map. The Salt Lake City zoning map, as adopted by the Salt Lake City Code, relating to the fixing of boundaries and zoning districts, shall be and hereby is amended to reflect that the Property located at 805 South 800 West, and as more particularly described in Exhibit “A” attached hereto, shall be and hereby is rezoned from M-1 Light Manufacturing District to R-MU-35 Residential/Mixed Use District. SECTION 2. Effective Date. This Ordinance 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: ______________. Ordinance rezoning 805 S 800 W APPROVED AS TO FORM Salt Lake City Attorney’s Office Date:__________________________________ By: ___________________________________ Hannah Vickery, Senior City Attorney 5/11/22 EXHIBIT “A” Legal Description of Property to be Rezoned: 805 S 800 W Tax ID No. 15-11-276-001 COM AT NW COR LOT 5 BLK 2 PLAT C SLC SUR E 39 FT S 125 FT W 39 FT N 125 FT TO BEG 5822-2782 5829-0899 5893-0538 5976-0649 1.Project Chronology Project Chronology Zoning Map Amendment at approximately 805 South 800 West – PLNPCM2021-01077 November 3, 2021 December 6, 2021 January 28, 2022 February 23, 2022 March 10, 2022 March 11, 2022 March 14, 2022 March 23, 2022 _______, 2022 Jake Billitteri on behalf of TAG SLC, LLC filed the Zoning Map Amendment application. The subject property is located at 805 South and 800 West and encompasses approximately 0.11 acres (4,792 square feet). Application assigned to Brooke Olson, Principal Planner. Sent notifications to Popular Grove Community Council and surrounding neighbors and property owners. Applicant and Staff met with Poplar Grove Community Council. Sign posted on subject property. Public hearing notice sent out and posted to city website. Public input period closed. The Planning Commission held a public hearing and with the applicant’s acceptance of the modified request, forwarded a positive recommendation to amend the zoning map for the subject property from M-1 to R-MU-35 to the City Council for their review and decision. Signed ordinance received from City Attorney’s Office. 2. Notice of City Council Hearing NOTICE OF CITY COUNCIL HEARING The Salt Lake City Council is considering Petition PLNPCM2021-01077 – On behalf of TAG SLC, LLC, Jake Billitteri, is requesting to amend the Zoning Map for the property located at approximately 805 S 800 W. The proposal would rezone the property from M-1 Light Manufacturing to R-MU-45 Residential Mixed Use Zoning District. The subject parcel is approximately .11 acres or 4,792 square feet. Future development plans were not submitted with this application. The property is within Council District 2, represented by Alejandro Puy. (Staff contact: Brooke Olson at 801-535-7118 or brooke.olson@slcgov.com). Case number: PLNPCM2021-01077 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: TIME: 7:00 pm 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 Brooke Olson at 801-535-7118 between the hours of 8:00 a.m. and 5:00 p.m., Monday through Friday, or via e-mail at brooke.olson@slcgov.com. The application details can be accessed at https://citizenportal.slcgov.com/, by selecting the “planning” tab and entering the petition number PLNPCM2021-01077. 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. 3. Notice Letter to Recognized Community Organizations Recognized Organization Input Notification 805 South 800 West – Zoning Map Amendment TO: Esther Stowell, Poplar Grove Community Council FROM: Brooke Olson, Associate Planner, Salt Lake City Planning Division (brooke.olson@slcgov.com or (801)-535-7118) DATE: January 28, 2022 RE: Zoning Map Amendment (PLNPCM2021-01077) The Planning Division has received the below request and is notifying your organization to solicit comments on the proposal: Request Type: Zoning Map Amendment Location: Approximately 805 South 800 West Current Zone: M-1 Light Manufacturing Proposed Zone: R-MU-45 Residential Mixed use Request Description: A request by Jake Billetteri, representing the owner of the property, to amend the zoning map for the property located at approximately 805 S 800 W (Parcel 15-11-276-001-0000). The proposal would rezone the property from M-1 Light Manufacturing to R-MU-45 Residential Mixed Use Zoning District. The subject lot is approximately .11 acres or 4,792 square feet. The proposed amendment to the Zoning Map is intended to allow the property owner to accommodate a multi-family development. Future development plans were not submitted with this application. 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 Poplar Grove 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: March 14, 2022 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 brooke.olson@slcgov.com 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. 4. Notice Letter to Neighbors EARLY NOTIFICATION OF A PROJECT IN THE NEIGHORHOOD Zoning Map Amendment 805 S 800 W (Parcel # 15-11-276-001-0000) January 28, 2022 SUMMARY OF THE PROPOSAL Salt Lake City has received a request from Jake Billetteri, property owner representative, to amend the zoning map for the property located at approximately 805 S 800 W. The proposal would rezone the property from M-1 Light Manufacturing to R-MU-45 Residential Mixed Use Zoning District. The subject lot is approximately .11 acres or 4,792 square feet. The proposed amendment to the Zoning Map is intended to allow the property owner to accommodate a multi-family development. Future development plans were not submitted with this application. PLANNING STEPS • The Planning Division is in the process of obtaining public comment on this project to help identify concerns and issues from the public. • The project will be posted to the Online Open House webpage on February 7, 2022 where comments may be submitted https://www.slc.gov/planning/ or http://bit.ly/slc- openhouse-01073. • This early public input period will expire on Monday March 14, 2022. The Planning Commission public hearing will be scheduled at a future date (no earlier than March 14, 2022). You will receive an additional notification at that time. • The Planning Commission will make a recommendation to the City Council. • The City Council will make a final decision on the request. The purpose of this notice is to make you aware of the proposed Rezone and let you know how you may obtain more information about and comment on the project early in the review process. Additionally, notice of this application has been sent to the Poplar Grove Community Council Chair, Esther Stowell. Please contact esther.stowell@poplargroveslc.org for more information on whether the Council will discuss the petition at an upcoming meeting. APPROVAL CRITERIA FOR THE ZONING MAP AMENDMENT REQUEST 21A.50.050: STANDARDS FOR GENERAL AMENDMENTS: 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. If you would like additional information, please contact the project planner, Brooke Olson at (801) 535-7118 or brooke.olson@slcgov.com. You may also find information online at https://citizenportal.slcgov.com/Citizen/Default.aspx by clicking under “Planning” and typing in the petition number referenced below. CASE NUMBER: PLNPCM2021-01077 5. Original Petition Project Description M-1 to R-MU-45 January 12, 2022 Project Description: Sitting on a .11-acre parcel that is currently unoccupied, the TAG 800 W Development will be multifamily or attached single-family project in an area of the city that is transitioning away from industrial towards residential and mixed uses. TAG 800 W will work closely with a team of architects to ensure that the new structure has a welcoming and worthy design for the neighborhood gateway in which it will be located. The project’s scale will be compatible with surrounding properties, while offering additional density in a quickly changing area of the city where it is very much needed. The project’s close proximity to public transit, other new developments that will offer shopping opportunities and the Westside recreational hub on the Jordan River, offers a rare chance to develop in a location that has it all without requiring the destruction of any existing structures. As noted in several City Master Plans and documents, the location of TAG 800 W is perceived in a negative light by the Westside community, who no longer want the east-west entries to their neighborhood to necessitate travel through industrial zones. TAG 800 W will contribute to the transition of this area. Units at TAG 800 W will be modest in size and obtainable for young families and those who wish to age in place, thereby contributing to the unique social fabric of the neighborhood context in which the project will be embedded. The current M-1 zoning is not congruent with the stated goals of the city, which has recognized the need for additional housing on the Westside, particularly in 700 W Corridor where the project will be located. The requested zone amendment is supported by the following City documents: Westside Master Plan Growing SLC: A 5 Year Housing Plan Plan Salt Lake Background: The most recent Westside Master Plan composed in 2014 provides a description of a dynamic neighborhood facing growing pains not unlike those seen in the rest of the Salt Lake Valley. However, the Plan also recognizes the unique challenges faced by the area such as physical barriers to the rest of the city and poor placement of industrial development, in the past, which created pockets of industrial zoning that surround Westside neighborhoods on 3 of their 4 sides. Additionally, the Plan discussed current residential land utilization, which is mostly (89%) low and very low-density single family, as a barrier to sustainable growth. Average family size in Westside neighborhoods was 1 member larger than family sizes seen in other parts of the city, a fact that is partially attributable to past development patterns creating a situation where it is difficult for young families to obtain affordable housing. Higher density housing development in parts of the neighborhood that were once zoned for different uses, particularly industrial uses are recognized in the Plan as one way of making a dent in this problem. The Westside of Salt Lake City has traditionally been difficult to access from other parts of the city. This was historically due to the development of railroad tracks effectively cutting off the Westside, a problem that was only exacerbated when the highway system placed elevated sections of roadway in spots that created additional physical barriers to Westside neighborhoods. Proximity to railway and highway access attracted manufacturing businesses to what is now the eastern end of Westside neighborhoods, adding another barrier, that while not physical like the highways or railroads, contributed to a sense of isolation from the rest of the city. In the most recent Master Plan for Westside neighborhoods, strategically altering uses in the gateway areas and encouraging public transit was noted as a means of addressing the literal and figurative sense of separation between the Westside and the rest of the city. In the years since the Westside Master Plan was composed, the explosive growth of the Salt Lake region has continued. Recognizing that the Westside’s disadvantageous uses of extensive R-1 zoning has led to stagnation of the population despite growth in other parts of the city, growing the housing stock of the area is necessary. With the pandemic in 2020, the housing market entered an unprecedented crunch as people sought out homes bolstered by low interest rates. The Westside has not been unaffected by these trends, seeing high levels of appreciation, this has been particularly true in areas with large low density lots, making many single-family homes on the Westside unobtainable for folks without equity from a previous home. Adding density on an underutilized lot would contribute to addressing these issues while simultaneously advancing the City’s vision of a Westside with welcoming gateways into the community. Proposed Project and Compliance with Salt Lake City Policy Directives: Located on a vacant industrial lot on the corner of 800 S and 800 W, the TAG 800 W development will be built on land that is currently in every sense of the word underutilized. The TAG 800 W development is the ideal use for this parcel as it will create a project that is in alignment with City policies for the area, especially ones that emphasize the conversion of industrial land into development that serves as a more attractive entry into Westside neighborhoods and increases housing stock by providing higher density options. It is our intention to leverage our talented architectural team to design a project that blends modern elements with those that pay homage to the surrounding neighborhood. We will strive to create a project that contributes to the sense of “place” that comes with being on the Westside and encourages residents to interact with the larger neighborhood. The location of the property on a gateway arterial (800 S), with few neighboring properties (1 house and 1 vacant lot) and an abundance of public transit options and amenities make this site well suited for higher density residential development. Our project is aligned with the vision of City master plans both citywide and specifically for Westside neighborhoods. We look forward to moving our project ahead and collaborating with the city to ensure that this development contributes to positive growth in the area. The Westside Master Plan, adopted in 2014, outlines several broad goals and offers suggestions for how to achieve them throughout the document. The TAG 800 W project is located in the 700 West Industrial Corridor, an area highlighted as being in need of redevelopment and heavier utilization by the Master Plan. Moreover, the proximity to a regional, a recreational and two neighborhood nodes will ensure that our project has an abundance of recreational and commercial resources nearby to support resident’s work, entertainment, and play. The proposed redevelopment of a vacant industrial lot to create an attractive high-density residential building aligns with the goals, policies, and statements of the Westside Master Plan. Specifically, regarding developments like the TAG 800 W the Westside Master Plan outlines the following: Goals- The most recent Westside Master Plan included several goals that if accomplished would help to achieve the broader vision of the Plan. Our project will make contributions to the community that are relevant to two goals, these are discussed in detail below. ! “Protect and encourage ongoing investment in existing, low density residential neighborhoods while providing attractive, compatible and high-density residential development where needed, appropriate or desired.”- This will be a moderate-density residential development in an area that is suitable for it. The project is near public transit (509, 513 and 9 Line stops all within 1 mile) which will minimize its impact on traffic in the area and bolster utilization of public transit. Additionally, the project will be located in an area that has seen increasing commercial, mixed and moderate-density residential uses over the last several years. We are confident that this location will provide amenities for future residents to enjoy. Finally, the project abuts another abandoned parcel and a single-family residence that is on a M-1 lot, thereby minimizing the number of parcels that will be directly impacted by a moderate-density neighbor, especially given that the project will be separated from the R-MU-35 parcels across the 800 W by an extra wide street with a landscaped median. The characteristics of our project clearly provide a higher density residential development in an area where it is needed, appropriate and desired according to details provided in the Westside Master Plan. A fact that is further driven home by the parcel being indicated for residential uses in the future land uses map. ! “Strengthen the connections both within and between the Westside and other parts of Salt Lake City by improving the community’s gateways and corridors and strengthening the transportation network for all modes of travel.”- As noted above, our project will be strategically located in an area that optimizes potential for community engagement, public transit utilization and improves 800 S as a gateway into Westside neighborhoods. The building will be a marked improvement from the current vacant lot, serving as a more welcoming entry into a neighborhood that is not well reflected by its industrial entryway. By allowing a moderate-density zoning code near several public transit options, including the 509 Bus which provides regular service along the 900 W Corridor identified as a “Corridor of change” by the Master Plan, our project will increase utilization and connectivity in the Westside of Salt Lake. The Potential- The Westside Master Plan discusses several ways in which the city might consider unlocking the potential of the neighborhood. This section of the document recognizes the challenges that come with continuing to house a growing population in a neighborhood that is dominated by single family homes. Infill is discussed in this section and the proposed project complies with the suggestions of this section. ! “Regulations for infill development are guided primarily by compatibility with the existing neighborhood fabric, which includes elements like height, bulk, setbacks, architecture, landscaping and building materials. This development will not change the character of the neighborhood.”- TAG 800 W will be designed by a team of talented architects who will ensure that the project serves as a worthy transition from the more industrial/commercial development to the East and the single-family residential development to the West. We are requesting a rezone to a code that has height and bulk typical of the M-1 zone but will use the density this affords to create a high concept development that features modern building materials and architecture. The TAG 800 W Development will meld the influences of its neighbors to the east and west to fit and enhance the character of the broader neighborhood. Moreover, the separation provided by 800 W between the proposed site and single family residences on R-MU-35 zoned properties provides adequate buffering and an appropriate stepdown between the TAG 800 W Development and these properties, especially as they are likely to be redeveloped with greater density over time. A New Vision-700 W Corridor- The Westside Master Plan recognized issues with manufacturing and industrial zoning directly abutting residential neighborhoods, forming an unwelcoming entryway into Westside neighborhood. The proposed project lays on one of the corners of the manufacturing zone and will be a distinct improvement. ! “Between 800 S and 1700 S, there are approximately 75 acres of land on either side of this segment of the corridor that are vacant or underdeveloped. Assuming any individual site is not contaminated and with the appropriate building configurations and buffering from the railroad corridor, this land could be redeveloped as multi-family housing.”- The proposed project will be built on an abandoned lot located within this zone. Our site will be assessed for contamination prior to the construction of residential units. Given its distance from the railroad, the proposed project is a suitable addition to the corridor according to the Master Plan. Moreover, the proposed increase in density will simultaneously ensure that the land is appropriately utilized while also providing an appropriate building configuration to serve as a transition between industrial/commercial properties to the east and residential properties to the west. The project and the rezone necessary to make it possible are in keeping with the new vision for the 700 W corridor outlined in the Master Plan. Gateways- The Westside Master Plan recognized that there are only a handful of east-west roadways that serve as entryways into the community. TAG 800 W will be located on one of the roads that serves as a Westside community gateway. ! “The topic of gateways and their current condition was a frequent point of discussion in public meetings, and some residents believed strongly that the gateways influenced how people felt about their community. The three gateways that were most commonly cited were 800 S, 900 S and 1300 S.”- The location of our project on one of the thoroughfares serving as an entry into the Westside offers a unique opportunity to increase housing stock through greater density in an area where doing so will help to improve the aesthetics of the broader neighborhood. The architectural team will work hard to ensure that the project serves as a suitable welcome to the Westside and the elimination of a vacant lot will help to create a greater sense of place in the surrounding area as the Industrial zoning changes and the surrounding properties begin to turn over. TAG 800 W will help to address pressing resident concerns identified in the Master Plan by improving 800 S as an entryway into the Westside. Explore ways to redevelop the 700 W industrial corridor- The Westside Master Plan looks at ways to move forward with the goals of the Plan including exploring ways to develop the 700 W industrial corridor. TAG 800 W will contribute to the redevelopment of this vital area. ! “Mixed Use Infill. The Planning Division should consider permitting residential and commercial infill on vacant parcels in the corridor. Any infill development with a residential component shall be contingent upon environmental review. Height and bulk regulations for infill development should be as flexible as they are for other uses in the zoning district in order to achieve high density development (50 or more dwelling units per acre).”- TAG 800 W will be a residential infill project on a vacant parcel in the 700 W industrial corridor. The building will be taller and feature more bulk than the single-family residences to the west, but shorter than what is typically allowed under M-1 zoning, thereby providing another feature which will allow the project to serve as a transition into the neighborhood. By providing a transition into the Westside neighborhood our infill project will provide housing through increased density and will contribute to the reduction of the perceived barrier separating the Westside from the rest of the city. Growing SLC: A 5 Year Housing Plan compiled in 2018, gives an overview into the state of the housing market in Salt Lake City. According to the report, Salt Lake City is facing a dire shortage of housing, particularly housing that allows young people to get started and that allows older residents to age in place in the neighborhoods where they have lived their lives. We are proposing a moderate-density zoning code because the site can support it and that by doing so, we will provide much more housing than alternative options. As we will discuss in greater detail below, TAG 800 W will address several objectives and policy guidelines outlined in the Growing SLC report including ones related to affordability, diverse housing stock and increasing density. • Objective 1: Review and modify land-use and zoning regulations to reflect the affordability needs of a growing, pioneering city- The pandemic and low interest rates have brought a glut of buyers into the market, spiking prices on the Westside and putting the single-family homes that dominate the Westside out of reach for many residents. TAG 800 W will contribute to the housing stock and by increasing density on the land we will be able to offer a product that is more attainable than what would otherwise be offered. Keeping industrial zoning on a parcel located on a key gateway street does not align with City goals, particularly considering the increasingly dire affordability crisis. Modifying the land-use on TAG 800 W’s parcel will contribute to keeping housing more attainable even as the city experiences heavy growth. • Develop flexible zoning tools and regulations, with a focus along significant transportation routes (1.1.1).- The TAG 800 W development will be located in close proximity to several significant public transit options, including one that is highlighted in the Master Plan as underpinning a “Corridor of change” on 900 W. Specifically, the project within a mile of the 509, 513 and 9 bus lines. Each of these lines provide access to different parts of the city that provide opportunities for work, play and entertainment. Moreover, the project is close to several pedestrian and bike trails including the Jordan River Trail and the 9 Line Trail. These amenities will allow residents to access other parts of the city via foot and bicycle while minimizing the amount of time on roads with heavy vehicle traffic and poorly protected bike lanes. Nearby transportation amenities will allow residents to access the city without being dependent on their cars. The increased density necessitated by the TAG 800 W will also serve to bolster the utilization of public transit and trails in Salt Lake City. • Develop in-fill ordinances that promote a diverse housing stock, increase housing options, create redevelopment opportunities, and allow additional units within existing structures, while minimizing neighborhood impacts (1.1.2).- Being located in a transition zone separating industrial development to the east and residential development across the extra wide and landscaped 800 W to the west, TAG 800 W is a blank slate that will allow for a meaningful project in a location that has minimal impact on the neighborhood. The city has clearly outlined its intentions of reducing industrial uses in this part of the Westside, TAG 800 W is just one part of that change. As an infill project, TAG 800 W will bring an abandoned lot to life providing single-family attached or multifamily housing, options that while more common in the neighborhood over the last several years, are still far from the dominant housing product available in Westside neighborhoods. The project will accomplish this goal while impacting 1 single-family residence located on an industrially zoned parcel, making it likely to turn over as the area redevelops in line with the vision of the Plan. We will work closely with our construction team to minimize impacts on this neighbor. • Objective 3: Implement Life cycle Housing principles in neighborhoods throughout the city- By allowing for the rezoning of TAG 800 W, the city will facilitate an option for young people and families as well as people desiring to age in place in the community. The project will have the potential to serve as a steppingstone for those leaving the family home for the first time. This is the kind of opportunity that is needed in the area, as highlighted by the Westside Master Plan, average family size on the Westside is larger by 1 member than other parts of the city. This is partially due to the lack of affordable housing options for young families, our project though modest in size will provide an option that is more in reach than single-family homes. The project will also offer an option for older adults by providing a home that has less maintenance than most single- family residences in the area. Thus, our project will truly create an opportunity for lifecycle housing within the Westside community. In Plan Salt Lake a 2015 document outlining policy for the entire city, the need for more dense housing options was discussed in several of the initiatives. The TAG 800 W Development aligns well with goals of Plan Salt Lake, by placing moderate density growth in a place where it is appropriate and will benefit the surrounding area. The TAG 800 W Development will serve to help the city accomplish important citywide goals related to sustainable housing development and growth. Growth Initiatives • Locate new development in areas with existing infrastructure and amenities, such as transit and transportation corridors. - TAG 800 W will be built in close proximity to existing City infrastructure and amenities. Specifically, the location on 800 W will allow residents access to a major arterial that allows for east-west access under the highway and quick access to highway onramps. Further increasing mobility is the abundance of public transit options available in the area as outlined above. The property is also close to recreational amenities and parks, some of which were highlighted in the Master Plan as the “recreational hub” of the Westside. • Promote infill and redevelopment of underutilized land. - The land is currently vacant and zoned for industrial in an area of the city where this development pattern is recognized by residents of the community as a detriment to their neighborhood. Being a moderate-density infill project TAG 800 W will allow for a more efficient utilization of the land and provide housing options in an area of the city where they are needed. • Accommodate and promote an increase in the City’s population. - The Westside is exhibiting less robust growth than other portions of Salt Lake City, with the Census Tract (1026) where the proposed rezone is located exhibiting a slight decline in population (-.7%). Allowing for greater density in the zoning where TAG 800 W will be built will allow for construction of a project that will better accommodate and promote growth than alternative options. • Provide access to opportunities for a healthy lifestyle (including parks, trails, recreation, and healthy food). - The TAG 800 W Development will be close to resources that allow a healthy lifestyle including the Jordan River Trail, the 9 Line Trail, new mixed- use development, multiple parks, shopping/recreation opportunities and several grocery stores. Housing Initiatives • Encourage housing options that accommodate aging in place. - The TAG 800 W project will seek to provide a housing option for Westside residents of all ages. Specifically, the development will attract older residents who seek to age in the neighborhood where they have spent their lives by providing a housing option that is lower maintenance than the single-family homes that dominate the neighborhood. Moreover, the units will be priced in such a way that they will be within reach of this population, especially those selling their current homes. • Direct new growth towards areas with existing infrastructure and services that have the potential to be people-oriented. - The Westside, especially the 700 W industrial corridor is seeing redevelopment including heavy investment in mixed-use, commercial, and higher density residential projects. This trend is creating new potential for residents in the area to engage with a neighborhood that is people-oriented. The location of the TAG 800 W project places it within close distance to other development and areas ripe for future redevelopment that will create a people-oriented entryway into the Westside. • Enable moderate density increases within existing neighborhoods where appropriate.- The parcel on which the TAG 800 W project will be developed is very well suited for an increase in density as it is located on a corner next to another vacant lot where it will minimally disrupt the lives of neighbors. We believe that the location in the 700 W industrial corridor, where the Master Plan acknowledges a transition from traditional uses is necessary, provides an appropriate location for increased density. This density will not disrupt the single family residential on R-MU-35 zoned land to the west but will provide a new housing opportunity in a neighborhood where it is needed. • Promote high density residential in areas served by transit.- The project will be built within a mile of stops for 3 different bus lines. These bus lines provide access to much of the rest of the city. Higher density development near the stops will increase utilization of public transit, while reducing the need of the residents to rely on automobile transportation and mitigating potential parking impacts of the project. Purpose: The purpose of the amendment to the zone map is to work towards better fulfilling the city"s stated goals and vision as demonstrated in the Master Plan for the area and other city planning documents. The current zoning code applied to the property is outdated and preventing residential growth in an area that is well suited for it and where it would benefit the city. This is especially true given the characteristics of the lot allowing for more housing without affecting a significant number of neighbors. The proposed development will achieve the goals and purpose of the R-MU-45 zone far more effectively than those of the current M-1 zone. Our team is committed 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 formulation 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 collaborating with a top-notch architectural team to design a product that the Westside will be proud to have as an addition to their neighborhood. Our team will work with the community to establish that R-MU-45 is the appropriate zoning code for this property. Parcel for Zone Map Amendment: 15-11-276-001 Surrounding Zoning: M-1 Light Manufacturing District; R-MU-35; R-1-5000; R-MU; CB Existing M-1 Zoning Text: A. Purpose Statement: The purpose of the M-1 Light Manufacturing District is to provide an environment for light industrial uses that produce no appreciable impact on adjacent properties, that desire a clean attractive industrial setting, and that protects nearby sensitive lands and waterways. This zone is appropriate in locations that are supported by the applicable Master Plan policies adopted by the City. This district is intended to provide areas in the City that generate employment opportunities and to promote economic development. The uses include other types of land uses that support and provide service to manufacturing and industrial uses. Safe, convenient and inviting connections that provide access to businesses from public sidewalks, bike paths and streets are necessary and to be provided in an equal way. Certain land uses are prohibited in order to preserve land for manufacturing uses and to promote the importance of nearby environmentally sensitive lands. The use of the M-1 zone in this area is not aligned with the city goals laid out in multiple planning documents. The development of industrial uses on the site of TAG 800 W would be far more disruptive to the surrounding neighborhood and provide a more unwelcoming entry to the Westside when compared to a single-family attached or multifamily project complying with R-MU-45 development requirements. Since the parcel does not abut residentially zoned properties, it could potentially be developed with the minimal setbacks and 65-foot height cap allowed under M-1 zoning, which would create an appreciable impact on surrounding properties. Moreover, the lot is not large enough for the M-1 code under modern zoning practices adopted in the 90’s. The rezone is necessary to ensure that the parcel can serve as a transition into Westside neighborhoods rather than continuing to serve as a barrier. The Westside is rapidly changing, and a rezone will contribute to more people enjoying the amenities of the area such as the 9-line trail and new restaurants in nearby mixed-use developments. We are asking the city to modernize the zoning on our parcel to align with city plans for the area. Proposed R-MU-45 Zoning Purpose Statement: The purpose statement for the R-MU-45 zone is as follows: A. Purpose Statement: The purpose of the R-MU-45 Residential/Mixed Use District is to provide areas within the City for mixed use development that promotes residential urban neighborhoods containing residential, retail, service commercial and small scale office uses. The standards for the district reinforce the mixed use character of the area and promote appropriately scaled development that is pedestrian oriented. The TAG 800 W Development will fit well within the purpose statement of the R-MU-45 zone. The project will provide a new housing type in a neighborhood that currently houses retail, and service commercial within 2 blocks. Moreover, with the introduction of new amenities as the 9- Line Master Plan is implemented, the area will become increasingly mixed-use. The site is located in an urban neighborhood that offers proximity to transit options providing access to the rest of the city, as well as nearby commercial nodes. This will allow residents opportunities for work, play, shopping and dining without necessitating a car. The building will be appropriately scaled for the neighborhood, while being taller than some residential properties on R-MU-35 land, adequate buffering is present to mitigate the effects of the proposed height. Moreover, the building’s scale will allow it to provide a buffer from industrial/commercial uses while still being shorter than development allowed by the current M-1 zoning code. The developers recognize the importance of 800 S as an arterial and entryway into Westside neighborhoods and as such, will strive to achieve a high concept project. Summary: Map Amendments are approved on the basis of several criteria including: • Whether the proposed map amendment is consistent with the purposes, goals, objectives, and policies of the City as state through its various adopted planning documents. • The extent to which a proposed map amendment will affect adjacent properties • 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. The consistency of the proposed amendment with city policies, goals and objectives is discussed above in extensive detail. The amendment is supported by the following documents: Westside Master Plan Growing SLC: A 5 Year Housing Plan Plan Salt Lake The TAG 800 W project will provide development that is both sustainable and attainable on a parcel that is currently vacant. This is the latest chapter in the revisioning of the 700 W industrial corridor, as land that was once reserved for industrial uses is repurposed and used to help address the city’s increasingly dire housing problem. The location of the proposed development in a gateway corridor that is becoming an increasingly people oriented urban neighborhood make the parcel ideally suited for the R-MU-45 zone. Moreover, adding a buffer between commercial/industrial uses as well as the nearby highway and residences to the west will bring a benefit to nearby neighbors and the broader neighborhood. The current state of the parcel as an abandoned lot has left it open to dumping and other undesirable activities and the development of a well-designed project complying with R-MU-45 standards would represent the removal of an eyesore while bringing increased activity and safety to the neighborhood close to several nodes. All of these factors support the rezone by suggesting that a R-MU-45 project on the site would bring significant value by accomplishing city goals and benefit surrounding properties. Though the development team is still in the early phase of formulating the TAG 800 W project, the process of engaging the neighborhood has already started. We have reached out to the owners of the vacant lot to our east via telephone and they are aware of the impacts that our project will have on their property. We will also work with the nearby neighbors to ensure that we minimize the conflicts and problems that active construction often bring. Moreover, we presented about our project at the most recent community council meeting, receiving valuable information about what the community would like to see in the area and what they would like to avoid. We believe that past development viewed negatively by the community council could have been avoided with higher design standards and are ready to hold ourselves to those higher standards. We look forward to continued collaboration with neighbors as the project’s design is advanced and will work to ensure that the project will ultimately be something that the neighborhood can be proud of. The current M-1 zoning on the parcel does not advance the city plans outlined in the Westside Master Plan, Growing SLC or Plan Salt Lake. By allowing for a rezone to R-MU-45 the city will modernize the zoning to agree with the goals stated in city documents. As Salt Lake City experiences rapid growth, additional housing will be necessary, and by allowing for density in the 700 W corridor the city will increase attainability of housing while simultaneously minimizing impact on the single-family zoned neighborhoods of the Westside. The TAG 800 W parcel represents an infill opportunity in an area where it is appropriate and desired. By interfacing with other projects nearby to create a more “people-oriented” and engaged neighborhood, the TAG 800 W development will further the purposes of the R-MU-45 code in a way that tremendously benefits the city. 6. 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