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. Mailing List
OWN_FULL_NAME OWN_ADDR OWN_CITY OWN_STATEOWN_ZIP
CASSY JONES 766 S 800 W SALT LAKE CITY UT 84104
RAYMOND BERTHEAUD 808 W 800 S SALT LAKE CITY UT 84104
BRETT M JEPPSON 843 S 300 E SALT LAKE CITY UT 84111
FAMILY PROMISE- SALT LAKE 814 W 800 S SALT LAKE CITY UT 84104
CORP OF PB OF CH JC OF LDS 50 E NORTHTEMPLE ST #2225 SALT LAKE CITY UT 84150
JOSEPH S BARNHURST; LUANA J BARNHURST (TC)821 W 800 S SALT LAKE CITY UT 84104
HECTOR MARTINEZ-LUGO; MARIA E CENDEJAS (JT)811 W 800 S SALT LAKE CITY UT 84104
RAUL E CERVANTES; JULIA SANTANA (JT)809 W 800 S SALT LAKE CITY UT 84104
ADRIANNA GIRON; CECILIA GIRON (JT)807 W 800 S SALT LAKE CITY UT 84104
SYLVIA KARINA RIVIAS-SEGURA; RYAN WENDELL GALE (JT)805 W 800 S SALT LAKE CITY UT 84104
CAMERON BROADBENT 10962 S MANITOU WY SOUTH JORDAN UT 84009
MICHAEL D MANNING 816 W GENESEE AVE SALT LAKE CITY UT 84104
TRUST NOT IDENTIFIED; LYDIA G MCCALL 5674 W PELICAN RIDGE LN WEST VALLEY UT 84118
ROSENDO ZAVALA 801 W GENESEE AVE SALT LAKE CITY UT 84104
ROBERT B SHELDON PO BOX 520697 SALT LAKE CITY UT 84152
CARLOS FERNANDO VILLA PALOMARES 24 CALLE CRISTINA RIO RICO AZ 85648
ROCKWOOD INVESTMENT GROUP LLC 162 DUNLOP CT PARK CITY UT 84060
MARIA NOVOA 1160 N COLONEL RD SALT LAKE CITY UT 84116
JLC AUTO SALES, LLC 16 E KENSINGTON AVE SALT LAKE CITY UT 84115
NICHOLAS R STODDARD 819 S 800 W SALT LAKE CITY UT 84104
SALT LAKE COUNTY PO BOX 144575 SALT LAKE CITY UT 84114
JACOB W SEITZ-SAMPSON; LEIGH-ANDREW T SEITZ-SAMPSON (JT)825 S 800 W SALT LAKE CITY UT 84104
JOSE G D ALEMAN 835 S 800 W SALT LAKE CITY UT 84104
EFRAIN CABRERA 837 S 800 W SALT LAKE CITY UT 84104
4B PROPERTIES, LLC 748 W GENESEE AVE SALT LAKE CITY UT 84104
MARIA NOVOA 1160 N COLONEL RD SALT LAKE CITY UT 84116
SQUARE KITCHEN, LLC 434 N HODGES LN SALT LAKE CITY UT 84116
ARLINE STONE; TRACY BUTTERFIELD; JACOB BUTTERFIELD; IRENE MARTIN;763 W GENESEE AVE SALT LAKE CITY UT 84104
D. CAROL SATTERFIELD FAMILY TRUST 01/29/1997 2251 E ALVA CIR MILLCREEK UT 84109
GENESEE, LLC 755 W GENESEE AVE SALT LAKE CITY UT 84104
LINDA M BEDDICK 851 S 800 W SALT LAKE CITY UT 84104
LAWRENCE H IV FRAMME 847 S 800 W SALT LAKE CITY UT 84104
DYLAN HUFF; JOFELYN NAVARRA-HUFF (JT)360 S 400 W SALT LAKE CITY UT 84101
ARLINE STONE; TRACY BUTTERFIELD; JACOB BUTTERFIELD; IRENE MARTIN;763 W GENESEE AVE SALT LAKE CITY UT 84104
Current Occupant 802 W 800 S Salt Lake City UT 84104
Current Occupant 780 W 800 S Salt Lake City UT 84104
Current Occupant 830 S 800 W Salt Lake City UT 84104
Current Occupant 808 W GENESEE AVE Salt Lake City UT 84104
Current Occupant 805 S 800 W Salt Lake City UT 84104
Current Occupant 775 W 800 S Salt Lake City UT 84104
Current Occupant 765 W 800 S Salt Lake City UT 84104
Current Occupant 755 W 800 S Salt Lake City UT 84104
Current Occupant 747 W 800 S Salt Lake City UT 84104
Current Occupant 823 S 800 W Salt Lake City UT 84104
Current Occupant 756 W GENESEE AVE Salt Lake City UT 84104
Current Occupant 773 W 800 S Salt Lake City UT 84104
Current Occupant 751 W 800 S Salt Lake City UT 84104
Current Occupant 757 W GENESEE AVE Salt Lake City UT 84104
Current Occupant 767 W GENESEE AVE Salt Lake City UT 84104
Current Occupant 765 W GENESEE AVE Salt Lake City UT 84104