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Transmittal - 8/2/2022ERIN MENDENHALL DEPARTMENT of COMMUNITY Mayor and NEIGHBORHOODS Blake Thomas Director SALT LAKE CITY CORPORATION 451 SOUTH STATE STREET, ROOM 404 WWW.SLC.GOV P.O. BOX 145486, SALT LAKE CITY, UTAH 84114-5486 TEL 801.535.6230 FAX 801.535.6005 CITY COUNCIL TRANSMITTAL ________________________ Date Received: _________________ Lisa Shaffer, Chief Administrative Officer Date sent to Council: _________________ ______________________________________________________________________________ TO: Salt Lake City Council DATE: August 2, 2022 Dan Dugan, Chair FROM: Blake Thomas, Director, Department of Community & Neighborhoods __________________________ SUBJECT: Green Street Alley Vacation – PLNPCM2020-00903 STAFF CONTACT: Katia Pace, Principal Planner, katia.pace@slcgov.com (801) 535-6354 DOCUMENT TYPE: Ordinance RECOMMENDATION: That the City Council follow the recommendation of the Planning Commission to approve an Ordinance to vacate the alley. BUDGET IMPACT: None BACKGROUND/DISCUSSION: Nicholas Lumby, property owner residing at 1343 S Green Street, is requesting Salt Lake City to vacate a “T” shaped alley adjacent to his property and running between 1300 South and Harrison Avenue and Green Street and 700 East. The property abutting this alley is zoned R-1/5,000 (Single-Family Residential District). The alley exists in paper only and the abutting property owners have encroached the alley into their properties. UDOT is an abutting property owner of the alley, it owns land in this block that was acquired when 700 East was expanded in the 1960s. This alley was plated as part of the Marion Park Subdivision in 1890. In the early 1960s, 700 East was expanded and the homes on the east of this block were demolished to give way for the road expansion. The alley was absorbed into the abutting properties to the west, but it was never vacated. The issued was discovered recently when the applicant requested a building permit for a garage on land that is part of the alley. 8/2/2022 8/2/2022 Lisa Shaffer (Aug 2, 2022 12:35 MDT) 2 3 4 5 6 7 1 8 Proposed alley vacation – red line Abutting property owners: 1. Gospel Grace Church (yellow dotted line): 662, 664, 666 E 1300 South & 1319, 1325 S Green Street 2. 1331 S Green Street 3. 1337 S Green Street 4. 1343 S Green Street (Petitioner) 5. 1347 S Green Street 6. 1351 S Green Street 7. 669 E Harrison Avenue 8. UDOT acquired land for expansion of 700 East According to Section 14.52.040 of Salt Lake City Code, the City’s method of disposition for a vacated alley, that abuts property zoned for low density residential use, is to split the alley in half and deed each respective half back to the abutting property owners. The Gospel Grace Church property is within the R-1/5,000 (single-family residential), therefore the alley abutting the church and the residential properties would be deeded and not sold. According to the disposition method listed above, UDOT will receive half of the alley abutting its property. That means that part of the property generally occupied by the west property owners, will be owned by UDOT. UDOT has stated that it’s willing to give up its half portion of the north/south alley. If the alley is vacated the property owners will work with Real Estate Services and UDOT to exchange properties as needed. PUBLIC PROCESS: • Notice of the project and request for comments sent to the Chair of the Liberty Wells Community Council and East Liberty Park Community Organization on April 8, 2021. • Staff sent an early notification announcement of the project to all residents and property owners located within 300 feet of the project site on June 15, 2021, providing notice about the project and information on how to give public input on the project. • No formal comments were submitted by the Liberty Wells Community Council or the East Liberty Park Community Organization. • No public comments were submitted in relation to this proposal. • A Planning Commission Public Hearing was held on February 23, 2022. • The Commission voted unanimously to forward a positive recommendation to City Council for the alley vacation with the condition that the alley be deeded in its entirety to the west abutting property owners. EXHIBITS: 1. Project Chronology 2. Notice of City Council Hearing 3. Planning Commission Record a) Planning Commission Notice and Postmark of February 23, 2022 b) Planning Commission Agenda of February 23, 2022 c) Planning Commission Minutes of February 23, 2022 d) Planning Commission Staff Report of February 23, 2022 4. Original Petition 5. Mailing List SALT LAKE CITY ORDINANCE No. of 2022 (Vacating a city-owned alley situated in the Marion Park Subdivision between 1300 South Street and Harrison Avenue and Green Street and 700 East Street) An ordinance vacating an unnamed city-owned alley situated in the Marion Park Subdivision between 1300 South Street and Harrison Avenue and Green Street and 700 East Street, pursuant to Petition No. PLNPCM2020-00903. WHEREAS, the Salt Lake City Planning Commission (“Planning Commission”) held a public hearing on February 23, 2022, to consider a request made by Nicholas Lumby (“Applicant”) (Petition No. PLNPCM2020-00903) to vacate an unnamed city-owned alley; and WHEREAS, the petition demonstrates that the alley has been materially blocked in a way that renders it unusable as a public right of way; and WHEREAS, at its February 23, 2022, hearing, the Planning Commission voted in favor of forwarding a positive recommendation on said petition to the Salt Lake City Council (“City Council”); and WHEREAS, the City Council finds after holding a public hearing on this matter, that there is good cause for the vacation of the alley and neither the public interest nor any person will be materially injured by the proposed vacation. NOW, THEREFORE, be it ordained by the City Council of Salt Lake City, Utah: SECTION 1. Vacating City-Owned Alley. That an unnamed, city-owned alley situated in the Marion Park Subdivision located between 1300 South Street and Harrison Avenue and Green Street and 700 East Street, which is the subject of Petition No. PLNPCM2020-00903, and which is more particularly described in Exhibit “A” attached hereto, is hereby vacated and declared not presently necessary or available for public use. SECTION 2. Reservations and Disclaimers. The vacation is expressly made subject to all existing rights-of-way and easements of all public utilities of any and every description now located on and under or over the confines of this property, and subject to the rights of entry thereon for the purposes of maintaining, altering, repairing, removing or rerouting said utilities, including the city’s water and sewer facilities. Said vacation is also subject to any existing rights-of-way or easements of private third parties. SECTION 3. Effective Date. This Ordinance shall become effective on the date of its first publication and shall be recorded with the Salt Lake County Recorder. Passed by the City Council of Salt Lake City, Utah this _______ day of ______________, 2022. ______________________________ CHAIRPERSON ATTEST: ______________________________ CITY RECORDER Transmitted to Mayor on _______________________. Mayor's Action: _______Approved. _______Vetoed. ______________________________ MAYOR ______________________________ CITY RECORDER (SEAL) Bill No. ________ of 2022. Published: ______________. APPROVED AS TO FORM Salt Lake City Attorney’s Office Date: __________________________________ By: ___________________________________ Paul Nielson, Senior City Attorney August 1, 2022 EXHIBIT “A” GREEN ALLEY VACATION LEGAL DESCRIPTION BEGINNING AT THE SOUTHWEST CORNER OF LOT 29, BLOCK 1 OF THE MARION PARK SUBDIVISION OF BLOCK 14, 5 ACRE PLAT “A”, BIG FIELD SURVEY; AND RUNNING THENCE SOUTH 10 FEET TO THE NORTHWEST CORNER OF LOT 15, SAID BLOCK 1; THENCE EAST 109.8 FEET; THENCE SOUTH 45°00’00” EAST 7.07 FEET; THENCE SOUTH 366 FEET TO THE SOUTHEAST CORNER OF LOT 2, SAID BLOCK 1; THENCE EAST 10 FEET TO THE SOUTHWEST CORNER OF LOT 1, SAID BLOCK 1; THENCE NORTH 366 FEET; THENCE NORTH 45°00’00” WEST 7.07 FEET; THENCE EAST 109.8 FEET TO THE NORTHEAST CORNER OF 16, SAID BLOCK 1; THENCE NORTH 10 FEET TO THE SOUTHEAST CORNER OF LOT 37, SAID BLOCK 1; THENCE WEST 239.6 FEET TO THE POINT OF BEGINNING. 1. PROJECT CHRONOLOGY PROJECT CHRONOLOGY Petition: PLNPCM2020-00903 December 15, 2020 Petition received by the Planning Division. January 11, 2021 Petition assigned to Katia Pace, Principal Planner. March 16, 2021 Got confirmation that alley was Salt Lake City property and not UDOT’s property. Couldn’t move forward without this confirmation of alley ownership. April 8, 2021 Notice of the project and request for comments sent to the chairs of the Liberty Wells Community Council and East Liberty Park Community Organization. Neither chair provided response to the request for comment. June 1, 2021 Got verbal approval from the Gospel Grace Church to include their property to the application. June 15, 2021 Sent notice of application to property owners and tenants of property within 300 feet of the alley. Received no response. November 3, 2021 Got confirmation that UDOT relinquished their right to get half of the north/south portion of the alley. February 10, 2022 Planning Commission hearing notice mailed to owners and tenants of property within 300 feet of the alley. February 24, 2022 Planning Commission reviewed the petition and conducted a public hearing. The commission then voted to send a positive recommendation to the City Council. 2. NOTICE OF CITY COUNCIL HEARING NOTICE OF PUBLIC HEARING The Salt Lake City Council is considering Petition PLNPCM2020-00903 – Green Alley Vacation – The owner at 1343 S Green Street, Nicholas Lumby, has requested Salt Lake City to vacate a "T" shaped alley running between 1300 South and Harrison Avenue and Green Street and 700 East. The alley exists on paper only and the abutting property owners have incorporated the alley into their properties. The property abutting this alley is zoned R-1/5,000 (Single-Family Residential District) and is located within Council District 5, represented by Darin Mano. As part of their study, the City Council is holding an advertised public hearing to receive comments regarding the petition. During the hearing, anyone desiring to address the City Council concerning this issue will be given an opportunity to speak. The Council may consider adopting the ordinance the same night of the public hearing. The hearing will be held: DATE: TBD PLACE: Electronic and in-person options. 451 South State Street, Room 326, Salt Lake City, Utah ** This meeting will be held via electronic means, while also providing for an in-person opportunity to attend or participate in the hearing at the City and County Building, located at 451 South State Street, Room 326, Salt Lake City, Utah. For more information, including WebEx connection information, please visit www.slc.gov/council/virtual-meetings. Comments may also be provided by calling the 24-Hour comment line at (801) 535-7654 or sending an email to council.comments@slcgov.com. All comments received through any source are shared with the Council and added to the public record. If you have any questions relating to this proposal or would like to review the file, please call Katia Pace at 801-535-6354 between the hours of 8:00 a.m. and 5:00 p.m., Monday through Friday, or via e-mail at katia.pace@slcgov.com. The application details can be accessed at https://citizenportal.slcgov.com/, by selecting the “planning” tab and entering the petition numbers PLNPCM2020-00903. 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 make a request, please contact the City Council Office at council.comments@slcgov.com, (801)535-7600, or relay service 711. 3. PLANNING COMMISSION RECORD a) Notice and Postmark of February 23, 2022 3. PLANNING COMMISSION RECORD b) Planning Commission Agenda of February 23, 2022 SALT LAKE CITY PLANNING DIVISION PLANNING COMMISSION MEETING AGENDA February 23, 2022 at 5:30 p.m. (The order of the items may change at the Commission’s discretion) ATTENTION: This meeting will not have an anchor location at the City & County Building based on the following determination by the Planning Commission Chair: I, Amy Barry, Chair of the Planning Commission, hereby determine that with the ongoing COVID -19 pandemic conditions existing in Salt Lake City including, but not limited to, the elevated number of cases, that meeting at an anchor location presents a substantial risk to the health and safety of those who would be present. Commission Members will connect remotely. We want to make sure everyone interested in the Planning Commission meetings can still access the meetings how they feel most comfortable. If you are interested in watching the Planning Commission meetings, they are available on the following platforms: • YouTube: www.youtube.com/slclivemeetings • SLCtv Channel 17 Live: www.slctv.com/livestream/SLCtv-Live/2 If you are interested in participating during the Public Hearing portion of the meeting or would like to provide general comments, email; planning.comments@slcgov.com or connect with us on Webex at: • https://bit.ly/slc-pc-02232022 Instructions for using WebEx are provided on our website at SLC.GOV/Planning PLANNING COMMISSION MEETING WILL BEGIN AT 5:30 PM REPORT OF THE CHAIR AND VICE CHAIR REPORT OF THE DIRECTOR APPROVAL OF THE MINUTES FOR FEBRUARY 9, 2022 PUBLIC HEARINGS 1. ADU Conditional Use at Approximately 1532 South Green Street - Dorian Rosen, the property owner, has requested conditional use approval for a detached accessory dwelling unit (ADU) to be situated in the rear, west side of the property located at the above-stated address. The ADU will be 14’8” tall and 650 square-feet. To meet the requirements to allow the ADU to reach the maximum 650 square feet a 425 square foot addition to the main dwelling will be built. The subject property is zoned R-1 /5,000 (Single-Family Residential) and is located within Council District 5, represented by Darin Marino. (Staff contact: Grant Amann at 801-535-6171 or grant.amann@slcgov.com) Case number PLNPCM2021-01273 2. Green Street Alley Vacation - Sara Koenig, the property owner at approximately 1343 S Green Street, is requesting Salt Lake City to vacate a "T" shaped alley running between 1300 South and Harrison Avenue and Green Street and 700 East. The alley exists on paper only and the abutting property owners have incorporated the alley into their properties. The property abutting this alley is zoned R-1/5,000 (Single-Family Residential District) and is located within Council District 5, represented by Darin Mano. (Staff contact: Katia Pace at 801-535-6354 or katia.pace@slcgov.com) Case number PLNPCM2020-00903 3. Dooley Court Planned Development and Preliminary Subdivision at approximately 122 S Dooley CT and 126 S Windsor Street - Warren Crummett, the property owner, is requesting planned development and preliminary subdivision approval to divide an existing lot into two lots for a new twin home. The proposal includes retaining the existing single-family home on-site and building a new twin home on the newly created lots. Planned Development approval is requested to modify the required twin home lot area from 1,500 square feet to approximately 1,367 square feet and for an approximate 2-inch reduction to the front yard setback in the southwest area of the lot fronting Dooley Court. The project is located in the SR-3 (Special Development Pattern Residential) zoning district. a. Planned Development – Planned Development request to waive lot area and setback requirements in the SR-3 zone. Case number PLNPCM2021-00958 b. Preliminary Subdivision – Creation of two new lots to accommodate a twin home. Case number PLNSUB2021-01151 The subject property is within Council District #4, represented by Ana Valdemoros. (Staff contact: Krissy Gilmore at 801-535-7780 or kristina.gilmore@slcgov.com) 4. Glendale Townhomes at approximately 1179 S Navajo Street - Pierre Langue of Axis Architects, representing the property owners, is requesting approval from the City to redevelop the property with 57 townhomes, 24 of which would include a live/work option. The buildings would be three stories tall with internal garages for each unit. Currently, the land is occupied by Tejedas Market and is zoned CB (Community Business). This type of project must be reviewed as a Planned Development as four of the buildings would not have frontage on a public street. The subject property is located within Council District 2, represented by Alejandro Puy. (Staff contact: Eric Daems at 801-535-7236 or eric.daems@slcgov.com) Case number PLNPCM2021-00378 5. Pacific Yard Design Review & Planned Development - KTGY Architects, representing Urban Alfandre, are requesting a Planned Development and Design Review approval for a mixed-use multifamily building at approximately 443 W 700 South, 720 S 400 West, and 704 S 400 West. The proposed 7-story building is 88-feet in height and includes 292 units and 202 parking stalls. It has 12,000 square feet of commercial space on the ground floor. The applicant is requesting relief from all required setbacks and landscaping through the Planned Development process and requesting an additional 28 feet of building height through Design Review. The project site is in the General Commercial (CG) zoning district. In the CG zone, new buildings taller than sixty feet (60') but less than ninety feet (90') may be authorized through Design Review. The proposed project incorporates a public mid-block pedestrian walkway along the western property line a. Planned Development – Planned Development request to waive setback and landscaping requirements in the CG zone. Case number PLNPCM2021-00822 b. Design Review – Design Review request for 28 feet of additional height. Case number PLNPCM2021-00835 The property is located within Council District 4, represented by Ana Valdemoros. (Staff Contact: Laura Bandara at 801-535-6188 or laura.bandara@slcgov.com) 6. Hoyt Place Zoning Map Amendment at approximately 858 W & 860 W Hoyt Place - Bert Holland, representing Hoyt Place Development LLC, is requesting a zoning map amendment for the properties located at the above-stated address. The proposal would rezone the properties from R-1/5,000 Single Family Residential to SR-3 Special Development Pattern Residential District. The two lots are approximately .39 acres or 16,988 square feet. Future development plans were not submitted with this application. The property is located within Council District 2, represented by Alejandro Puy. (Staff contact: Amanda Roman at 801-535-7660 or amanda.roman@slcgov.com) Case number PLNPCM2021-01073 7. Historic Carriage House Zoning Text Amendment – Stephen Pace, the applicant, is requesting a zoning text amendment to permit the restoration or reconstruction of a historic carriage house for the purposes of creating a dwelling unit. The dwelling unit, located within the reconstructed or restored historic carriage house, would not be required to meet density, lot coverage, setbacks of the applicable base zoning district, or the accessory structure footprint or height limitations. The proposed language requires eligible properties to be both a Salt Lake City Landmark and listed as a National Register Site of Historic Places and located in one of the following zoning districts: RMF-35 (Moderate Density Multi-Family Residential), RO (Residential Office), I (Institutional) or SR-1A (Special Development Pattern Residential). (Staff contact: Kelsey Lindquist at 385-226- 7227 or kelsey.lindquist@slcgov.com) Case number PLNPCM2020-00106 For Planning Commission agendas, staff reports, and minutes, visit the Planning Division’s website at slc.gov/planning/public- meetings. Staff Reports will be posted the Friday prior to the meeting and minutes will be posted two days after they are ratified, which usually occurs at the next regularly scheduled meeting of the Planning Commission. 3. PLANNING COMMISSION RECORD c) Planning Commission Minutes of February 23, 2022 Salt Lake City Planning Commission February 23, 2022 Page 1 SALT LAKE CITY PLANNING COMMISSION MEETING This meeting was held electronically Wednesday, February 23, 2022 A roll is being kept of all who attended the Planning Commission Meeting. The meeting was called to order at approximately 5:30 pm. Audio recordings of the Planning Commission meetings are retained for a period of time. These minutes are a summary of the meeting. For complete commentary and presentation of the meeting, please visit https://www.youtube.com/c/SLCLiveMeetings. Present for the Planning Commission meeting were: Vice-Chairperson Maurine Bachman, Commissioners Andra Ghent, Jon Lee, Andres Paredes, Mike Christensen, Brenda Scheer, Adrienne Bell, and Aimee Burrows. Chairperson Amy Barry was excused. Planning Staff members present at the meeting were: Planning Manager John Anderson, Planning Manager Kelsey Lindquist, Senior City Attorney Hannah Vickery, Associate Planner Grant Amann, Principal Planner Katia Pace, Senior Planner Kristina Gilmore, Senior Planner Eric Daems, Urban Designer Laura Bandara, Principal Planner Amanda Roman, Administrative Secretary David Schupick, and Administrative Secretary Aubrey Clark. REPORT OF THE CHAIR & VICE-CHAIR REPORT OF THE DIRECTOR APPROVAL OF THE MINUTES FOR FEBRUARY 9, 2022 Brenda abstained. All other Commissioners voted “yes”. The motion passed. PUBLIC HEARINGS ADU Conditional Use at Approximately 1532 South Green Street - Dorian Rosen, the property owner, has requested conditional use approval for a detached accessory dwelling unit (ADU) to be situated in the rear, west side of the property located at the above-stated address. The ADU will be 14’8” tall and 650 square-feet. To meet the requirements to allow the ADU to reach the maximum 650 square feet a 425 square foot addition to the main dwelling will be built. The subject property is zoned R-1 /5,000 (Single-Family Residential) and is located within Council District 5, represented by Darin Mano. (Staff contact: Grant Amann at 801-535-6171 or grant.amann@slcgov.com) Case number PLNPCM2021- 01273 Associate Planning Grant Amann reviewed the petition as outlined in the Staff report. He stated that Staff recommends approval with conditions listed in the staff report. He reviewed the ADU size, parking location, ADU access, and neighborhood compatibility. Commissioner Aimee Burrows shared concern about condition number 3 being added in. She felt that it should not be added into the conditions because it is already part of City code. The Commissioners discussed how it was handled on previous cases. Salt Lake City Planning Commission February 23, 2022 Page 2 The Applicant Dorian Rosen stated that he was available for any questions but did not have a presentation. Commissioner Ghent asked the applicant if he was aware of the City not permitting rentals under 30 days. The applicant stated that he was aware. PUBLIC HEARING Commissioner Bachman opened the public hearing. Seeing that no one wished to speak, Commissioner Bachman closed the public hearing. MOTION Commissioner Brenda Scheer stated, Motion to Approve with Modifications Recommended by the Planning Commission: Based on the findings listed in the staff report, the information presented, and input received during the public hearing, I move that the Planning Commission approve the Conditional Use petition (PLNPCM2021-01273) as proposed, with the conditions listed in the staff report, with the following modifications: removal of condition 3. Commissioner Andra Ghent seconded the motion. Commissioners Andres Paredes, Mike Christensen, Adrienne Bell, Jon Lee, Andra Ghent, Aimee Burrows, and Brenda Scheer voted “yes”. The motion passed unanimously. Green Street Alley Vacation - Sara Koenig, the property owner at approximately 1343 S Green Street, is requesting Salt Lake City to vacate a "T" shaped alley running between 1300 South and Harrison Avenue and Green Street and 700 East. The alley exists on paper only and the abutting property owners have incorporated the alley into their properties. The property abutting this alley is zoned R-1/5,000 (Single-Family Residential District) and is located within Council District 5, represented by Darin Mano. (Staff contact: Katia Pace at 801-535-6354 or katia.pace@slcgov.com) Case number PLNPCM2020- 00903 Principal Planner Katia Pace reviewed the petition as outlined in the Staff Report. She stated that Staff recommends a positive recommendation to City Council. Commissioner Aimee Burrows asked for clarification on if the property owners will have to buy t he land or if it will be deeded to them. Katia Pace stated that it will be deeded to them, based on single family residential zoning. Commissioner Burrows stated that she remembers another case in which the property owners had to purchase the land. Katia Pace stated that is the case for multifamily zoning districts or commercial properties. Commissioner Burrows asked if encroachment is a reason for vacant use of the alley. Katia Pace stated that in the past it functioned as an alley but since the demolition of the properties on the east side for the expansion of 700 East, it no longer functioned as an alley. Commissioner Burrows asked for clarification that the lack of use then caused the encroachment. Katia Pace stated that was correct. Commissioner Burrows asked if all the property owners have signed onto the project. Katia Pace stated that the applicant was looking for a building permit on top of the alley, and at that moment found the property was not theirs but the city’s property. She also stated that the five property owners have signed the form and the approval of the church for this application. Nicholas Lumby stated that he did apply for the application when he found out the land was not part of his property. He stated that one of his neighbors had tried to get the alley vacated before in the past. Salt Lake City Planning Commission February 23, 2022 Page 3 When speaking with other neighbors he found that they were all under the impression that the fence line was the end of their property line. PUBLIC HEARING Vice-Chairperson Maurine Bachman opened the public hearing. • Cindy Cromer stated disapproval for the project. Vice-Chairperson Maurine Bachman closed the public hearing. Commissioner Brenda Scheer stated concern of how the property is being deeded and not paid for since in the past property owners have had to pay. MOTION Commissioner Brenda Scheer stated, Based on the findings and analysis in the staff report, testimony, and discussion at the public hearing, I move that the Planning Commission forward a favorable recommendation to the mayor to declare the alley surplus property and for the City Council to vacate the alley with the following condition: 1.That the alley is deeded the entire 10-foot width to the west abutting property owners. Commissioner Mike Christensen seconded the motion. Commissioners Andra Ghent, Jon Lee, Andres Paredes, Mike Christensen, Brenda Scheer, Adrienne Bell, and Aimee Burrows all voted “yes”. The motion passed unanimously. Dooley Court Planned Development and Preliminary Subdivision at approximately 122 S Dooley CT and 126 S Windsor Street - Warren Crummett, the property owner, is requesting planned development and preliminary subdivision approval to divide an existing lot into two lots for a new twin home. The proposal includes retaining the existing single-family home on-site and building a new twin home on the newly created lots. Planned Development approval is requested to modify the required twin home lot area from 1,500 square feet to approximately 1,367 square feet and for an approximate 2-inch reduction to the front yard setback in the southwest area of the lot fronting Dooley Court. The project is located in the SR-3 (Special Development Pattern Residential) zoning district. a. Planned Development – Planned Development request to waive lot area and setback requirements in the SR-3 zone. Case number PLNPCM2021-00958 b. Preliminary Subdivision – Creation of two new lots to accommodate a twin home. Case number PLNSUB2021-01151 The subject property is within Council District #4, represented by Ana Valdemoros. (Staff contact: Krissy Gilmore at 801-535-7780 or kristina.gilmore@slcgov.com) Senior Planner Krissy Gilmore reviewed the petition as outlined in the Staff Report. She stated that Staff recommends approval with the conditions listed in the Staff Report. Salt Lake City Planning Commission February 23, 2022 Page 4 Commissioner Burrows asked if a 2-inch setback modification request is common. Staff clarified that it is not, but felt it was best to include it in the application to be safe. The Applicant Warren Crummett stated that he is passionate about this project because it addressed the missing middle type housing that is needed. PUBLIC HEARING Commissioner Bachman opened the public hearing. • Frederick Stagbrook – Central Community Council – in opposition to the petition • Cindy Cromer – in opposition to the petition • Jen Colby - in opposition to the petition • Keenan Wells – in opposition to the petition • Email read into the record from Steve Wilson – in opposition to the petition Seeing that no one else with to speak, Commissioner Bachman closed the public hearing. The applicant addressed some of the concerns brough up during the public hearing. Commissioners, Staff, and the Applicant discuss: • The size of other lots on the block. Staff clarifying that they are around 1500 square feet. • Whether there are other twin homes on the neighborhood. There are not but there is a duplex nearby. • Whether the lot would meet the lot size requirements for a single-family home. It would. • Who would complete the new construction? The applicant has hired an architect. MOTION Commissioner Adrienne Bell stated, Based on the findings listed in the staff report, the information presented, and input received during the public hearing, I move that the Planning Commission approve the Planned Development petition (PLNPCM2021-00958) and Preliminary Subdivision Plat (PLNSUB2021-01151) as proposed, subject to complying with the conditions listed in the staff report. Commissioner Mike Christensen seconded the motion. Commissioners Brenda Scheer, Aimee Burrows, and Andres Paredes voted no. Commissioners Andra Ghent, Jon Lee, Adrienne Bell, and Mike Christensen voted “yes”. The motion passed with 3 “no” and 4 “yes”. Glendale Townhomes at approximately 1179 S Navajo Street - Pierre Langue of Axis Architects, representing the property owners, is requesting approval from the City to redevelop the property with 57 townhomes, 24 of which would include a live/work option. The buildings would be three stories tall with internal garages for each unit. Currently, the land is occupied by Tejedas Market and is zoned CB (Community Business). This type of project must be reviewed as a Planned Development as four of the buildings would not have frontage on a public street. The subject property is located within Council District 2, represented by Alejandro Puy. (Staff contact: Eric Daems at 801-535- 7236 or eric.daems@slcgov.com) Case number PLNPCM2021-00378 Salt Lake City Planning Commission February 23, 2022 Page 5 Senior Planner Eric Daems reviewed the petition as outlined in the staff report. He stated that Staff recommends approval with the condition listed in the staff report. Commissioner Mike Christensen asked how many housing units could be built on this property. Eric Daems stated that there is not a standard set yet, but it is based off setback, building height, and parking. John Anderson stated that as the building grows larger it will have to come to the planning commission to go through design review. Pierre Langue stated he is the architect on the project. He stated that they worked based off the area, and the density of the area is not enough demand for a retail space. He stated they developed more streets to allow access. He also stated that the public amenities with this project will be beneficial for people in the area. Pierre Langue stated that they implemented a lot of guest parking. PUBLIC HEARING Vice-Chairperson Maurine Bachman opened the public hearing. • Kellie Tuiono stated her disapproval for the project. • Kristen Prosser stated her disapproval for the project. • Pachuco Lautaro stated his disapproval for the project. • Susie Estrada stated her disapproval for the project. • Violeta Rio stated her disapproval for the project. Vice-Chairperson Maurine Bachman closed the public hearing. Commissioner Brenda Scheer stated her empathy for the public and their comments. She did state that the Planning Commission cannot consider gentrification, traffic, who benefits, or what the community needs are in their decision. She stated that they must base their decision on if it matches the criteria. Commissioner Aimee Burrows stated that she has read the public comments and that she shares concerns that the community garden will not replace the grocery store as a food resource. She stated that the planning commission cannot require a grocery store. MOTION Commissioner Mike Christensen stated, Based on the findings listed in the staff report, the information presented, and the input received during the public hearing, I move that the Planning Commission approve the Planned Development request for the Glendale Town homes project located at 1179 South Navajo Street for petition PLNPCM2021-00378, subject to complying with the following condition listed in the staff report: 1.The final approval for site and building lighting for the development be delegated to staff to review in accordance with adopted standards and ordinances. Commissioner Brenda Scheer seconded the motion. Commissioners Andra Ghent, Jon Lee, Andres Paredes, Mike Christensen, Brenda Scheer, Adrienne Bell, and Aimee Burrows all voted “yes”. The motion passed unanimously. PUBLIC HEARING Salt Lake City Planning Commission February 23, 2022 Page 6 MOTION A break was taken. The meeting reconvened at 7:45 PM. Pacific Yard Design Review & Planned Development - KTGY Architects, representing Urban Alfandre, are requesting a Planned Development and Design Review approval for a mixed-use multifamily building at approximately 443 W 700 South, 720 S 400 West, and 704 S 400 West. The proposed 7-story building is 88-feet in height and includes 292 units and 202 parking stalls. It has 12,000 square feet of commercial space on the ground floor. The applicant is requesting relief from all required setbacks and landscaping through the Planned Development process and requesting an additional 28 feet of building height through Design Review. The project site is in the General Commercial (CG) zoning district. In the CG zone, new buildings taller than sixty feet (60') but less than ninety feet (90') may be authorized through Design Review. The proposed project incorporates a public mid-block pedestrian walkway along the western property line a. Planned Development – Planned Development request to waive setback and landscaping requirements in the CG zone. Case number PLNPCM2021-00822 b. Design Review – Design Review request for 28 feet of additional height. Case number PLNPCM2021-00835 The property is located within Council District 4, represented by Ana Valdemoros. (Staff Contact: Laura Bandara at 801-535-6188 or laura.bandara@slcgov.com) Urban Designer Laura Bandara reviewed the petition as outlined in the Staff Report. She stated that Staff recommends approval with the conditions listed in the staff report. Commissioner Bell asked about the midblock walkway and where the second half of it is proposed. Staff clarified where it would be located to the south and the developer of that property would be responsible for its creation. Commissioner Scheer asked what concessions were being provided for no open space. Staff clarified that it would be the midblock walkway and street engagement, in compliance with the Downtown Plan. The applicant James Alfandre reviewed the work that Urban Alfandre have done to integrate into their neighborhood. He stated that they wish to increase housing stock in the Granary District and provide a walkway and missing or mid-rise housing and small local service retail to help make the granary a complete neighborhood. He reviewed the proposed project and why they are requesting the reduced setbacks and shared examples from the area that are similar to their request. Commissioner Bell asked if the applicant was comfortable with the conditions in the staff report. The applicant stated that they were committed to those conditions. Commissioner Scheer asked if the applicant they had presented their project to the community councils. The applicant stated that they presented to the local community councils back on January 10th and were only asked what the City regulations were on façade length. Commissioner Scheer asked if the applicant went before the community councils in advance to get their input on the design of the project. The applicant stated that they went to the community council meeting as previously mentioned. Salt Lake City Planning Commission February 23, 2022 Page 7 Commissioner Ghent asked for clarification on what was being asked for by the applicant versus what is being asked for by the community councils since there is so much dialog in the emails that came in after the staff report was completed and she got lost in the back and forth. She shared her concern about the back and forth and lack of support from the Community Councils. The applicant said that they were also confused because the Councils did not bring up their concerns during the joint Community Council meeting. Commissioner Burrows asked if the trees that they are adding are already required. The applicant confirmed that the trees are required. He stated that they are asking for ground floor commercial space in lieu of the 10-foot landscaping buffer which is not required by zoning. He said that they want to create better street engagement and pedestrian experience. Commissioner Ghent asked for clarification on whether the applicant is asking for less vegetation than what code requires. The applicant said that is correct. Commissioner Ghent asked if the vegetation could be made up by adding it to the roof or another location. The applicant stated that is something that they would be wiling to look into. Planning Manager John Anderson clarified to the Commission that while it wouldn’t meet the minimum standard of landscaping the Commission could decide if that was a good trade, they could make that decision through this process. Commissioner Jon Lee stated that he felt it was a good compromise and didn’t feel more greenery should be added when we are in a water shortage. He explained his view of the setback creating better street engagement. Commissioner Christensen agreed with Jon Lee. PUBLIC HEARING Commissioner Bachman opened the public hearing. • Amy Hawkins – Chair Ballpark Community Council – has serious concerns about the proposal. They want to see more green space. • Emailed comment was read into the record from Geoffrey S. Kaessner – In favor of the petition Seeing that no one else wished to speak, Commissioner Bachman closed the public hearing. Commissioner Ghent says she agrees that the setbacks are not useful. She has concerns of creating a heat island. She wondered if a rooftop garden would create a significant cost to the developer and how much it would raise the rents. The applicant stated that he didn’t know off the top of his head what it would cost. Commissioner Burrows asked what the Commission thought of the tabling the item to give them a chance to talk to the Community Councils and planning to build something the Commission would approve. Commissioner Scheer stated her concern regarding what the community is getting in exchange for less green space. Planning Manager John Anderson interjected that he wanted the Commissioners to be cautious using the terms “What are we getting?”, stating that they need to look at the project and say whether or not it meets the standards. Salt Lake City Planning Commission February 23, 2022 Page 8 Planning Manager Kelsey Lindquist reminded the Commission that other design review applications have come before the Planning Commission and have met design review standards without including a commercial component on the ground floor. Commissioner Burrows felt like the design was not finished. Commissioner Lee says this is an opportunity to decide as to whether this is a better use of the space. He feels there are amenities be added that would be a good addition to the neighborhood. Commissioner Burrows stated that she is concerned because three Community Councils had the concern of losing that green space, not just one person. Commission Scheer stated that she agrees with Jon Lee in regard to the 10-foot setback but does not want all of the open space requirements to be eliminated. She also stated that she is hoping for a better division of the frontage. She would like to see a little garden in the middle or a park in the back of the walkway. Commissioner Ghent said that plants adapted to the environment could be planted. She doesn’t feel she has enough experience to gauge whether the setbacks and added vegetation would improve air quality. Urban Designer Laura Bandara let the Commission know that the 700 South Façade is north facing so it will be in the shade much of the year. She also clarified that the minimum landscaping required by code is 1650 square feet in the landscape yard area if they did it to code. Commissioner Burrows said that they are not satisfied with the current design review the way it is proposed. She would like to make a motion to table. MOTION Commissioner Aimee Burrows motioned to table the petition asking that the applicant explore solutions on the setbacks and landscaping and vegetation relief with input from the public. Planning Manager Kelsey Lindquist asked for clarification on the motion and whether the Commission is expecting the applicant to return to the community councils. The commission clarified that was not an expectation of the applicant. Commissioner Mike Christensen seconded the motion. Commissioner Brenda Scheer, Aimee Burrows, Andra Ghent, Mike Christensen, and Andres Paredes voted “yes”. Commissioner Jon Lee and Adrienne Bell voted “no”. The motion to table passed with 2 “no” and 5 “yes” votes. Hoyt Place Zoning Map Amendment at approximately 858 W & 860 W Hoyt Place - Bert Holland, representing Hoyt Place Development LLC, is requesting a zoning map amendment for the properties located at the above-stated address. The proposal would rezone the properties from R-1/5,000 Single Family Residential to SR-3 Special Development Pattern Residential District. The two lots are approximately .39 acres or 16,988 square feet. Future development plans were not submitted with this application. The property is located within Council District 2, represented by Alejandro Puy. (Staff contact: Amanda Roman at 801-535-7660 or amanda.roman@slcgov.com) Case number PLNPCM2021-01073 Salt Lake City Planning Commission February 23, 2022 Page 9 Principal Planner Amanda Roman reviewed the petition as outlined in the Staff Report. She stated that Staff recommends a positive recommendation to City Council. Commissioner Aimee Burrows asked if this rezone would prevent demolition of homes. Amanda Roman clarified that when it is brought to City Council, the applicant will enter into a development agreement with the city that will require them to maintain at least the same number of housing units. Amanda Roman also stated that she is not sure if that agreement will state that they cannot demolish and then rebuild the existing structures, but the applicant will be tied into their “replacement” housing choice as outlined in their housing mitigation plan. Aimee Burrows asked for clarification on if they will not necessarily be required to keep the two old existing houses. Amanda Roman stated that she doesn’t believe so. John Anderson stated that it is hard to require that outside of the historic districts. Bert Holland stated that he has already begun renovation and has families eager to move in. He also stated that he has already attracted a high number of diverse buyers seeking single-family workforce housing. PUBLIC HEARING Vice-Chair Maurine Bachman opened the public hearing. Seeing that no one wished to speak, Vice-Chair Maurine Bachman closed the public hearing. MOTION Commissioner Brenda Scheer stated, Based on the information in the staff report, the information presented, and the input received during the public hearing, I move that the Planning Commission forward a positive recommendation to the City Council to approve PLNPCM2021-01073. Commissioner Mike Christensen seconded the motion. Commissioners Andra Ghent, Jon Lee, Andres Paredes, Mike Christensen, Brenda Scheer, Adrienne Bell, and Aimee Burrows all voted “yes”. The motion passed unanimously. Historic Carriage House Zoning Text Amendment – Stephen Pace, the applicant, is requesting a zoning text amendment to permit the restoration or reconstruction of a historic carriage house for the purposes of creating a dwelling unit. The dwelling unit, located within the reconstructed or restored historic carriage house, would not be required to meet density, lot coverage, setbacks of the applicable base zoning district, or the accessory structure footprint or height limitations. The proposed language requires eligible properties to be both a Salt Lake City Landmark and listed as a National Register Site of Historic Places and located in one of the following zoning districts: RMF-35 (Moderate Density Multi- Family Residential), RO (Residential Office), I (Institutional) or SR-1A (Special Development Pattern Residential). (Staff contact: Kelsey Lindquist at 385-226-7227 or kelsey.lindquist@slcgov.com) Case number PLNPCM2020-00106 Planning Manager Kelsey Lindquist reviewed the petition as outlined in the Staff Report. She stated that Staff recommends denial of the proposal because it does not meet the standards. She reviewed the text amendment background stating that the proposal originally went before the Historic Landmark Commission and received a negative recommendation. She shared some of the conflicts including the existing ADU ordinance which requires an owner occupancy requirement, but the applicant does not live on site. She listed other compliance issues as all principal structures require street frontage, lot minimums, and lot and bulk requirements. She stated that Staff has tried to work with the applicant on language solutions but was ultimately unsuccessful. Staff forwarded the amendment to the Historic Landmark Commission for review to receive direction for the applicant on the proposed language, but Salt Lake City Planning Commission February 23, 2022 Page 10 the Commission forwarded a negative recommendation against the proposal. She stated that the HLC did not discuss potential solutions to improve the language. She said that the applicant, since going before the HLC in July of 2020, has yet to put the proposed language in an ordinance format, address Staff concerns about enforceability and administration, and requested to continue to the planning commission for recommendation to the City Council. She reviewed the criteria that included in the ordinance format as: purpose statement, definition of terms, applicability, process, and standards/criteria. She noted that the existing language does not include much of the criteria which is crucial for Staff and City Council. She reviewed the purpose of the text amendment and incentive to the text amendment. She reviewed the other eligible properties that the text amendment could affect. The applicant Stephen Pace shared a photo slide of the Beer estate. He stated, “Just above the left center of the photograph is the white topped buildings or carriage house and a 30-year-old older building referred to as the harness shop from 1867 you can see from the photograph that there I guess were no drones or aerial photographs being taken in salt lake but you can date it you know very securely. The city and county building is finished on the upper left-hand corner The catholic cathedral is under construction in the upper middle of the picture and so on so. If we could go one more okay this is working this is the block that's under this is the block that's under consideration we heard our stuff earlier in the evening that about the problems with people misunderstanding alleyways in the avenues this block is an excellent example if you look down on the lower right hand corner at property 225 of third avenue you can see that there's about six feet of that house that is on the neighbor's property and then if you look at 223 fourth avenue there's about a similar six feet of that house but or that apartment building that is on 225's property and the same thing with 217 and so on now these are not maps are not absolutely accurate but I had the properties surveyed and I know they're darn close if you go up to 222 which is the carriage house address you can see that there's a white roof building almost dead center in the photograph that I guess I own about six feet of that neighbor's garage and the whopper is if you go up to the northwest corner 4th avenue and a street you can see a under some trees there is a fake looking anyway carriage house built in 1990 with the Salt Lake City building permit where Salt Lake City gave the builder permission to just take the city land so about two-thirds of the garage there on the corner of that lot does not belong to the belongs to Salt Lake City and it was given away. I raised that issue with the city saying well if you're willing to part with that ground I’d like to get a few hundred feet can I do that oh no and the city the chief of staff then decided that they were going to start sending out bills to the people that owned that carriage house for a couple thousand dollars that take carriage house a couple of thousand dollars a year and I said you don't want to do that that's a hornet's nest and they sent out the first set of bills and then they chickened out they did not have the they just canceled the bills and decided that well we'll go we'll just give away the property because of our mistake so on the next page then this is the beer mansion the photograph that you were shown earlier by Miss Lindquist is about a 500 foot footprint of image of the carriage house or I'm sorry of the harness shop house which has nothing to do with the you know pretty imposing structure you can see there the cladding designed to serve the or cladding designed together with the carriage house to serve the William Beer family next slide these two buildings then the one in front outlined in red is the harness shop house about just about exactly 500 square feet of footprint and behind it outlined in blue is the carriage house as it was built in and this is the 1905 photo next one please so to give you a feeling for what that looks like if you take t he 222 fourth avenue this is just about dead center in the photograph or in the map the Sanborn Fire Map you can see a square darkish building yeah that has if well an analogy would be that if you were looking if you were taking god's view of the Washington monument looking down on the Washington monument you would see almost exactly that same profile a pyramid top that the only way you can get a building shaped like that fire like the fire map shows is for a ride a pyramid but instead of sitting on a 500 foot limestone base I believe it is for the Washington monument it's only on a 10-foot brick base so then we scanned that into the go ahead from the tower on 8th street and 6th avenue and so here is what the carriage house behind once again behind the harness shop house looks like in you know to within probably an inch maybe an inch and a half of resolution there's enough photographic evidence of remaining materials on site that we basically know Salt Lake City Planning Commission February 23, 2022 Page 11 that what the building looked like was a 10 foot brick or a 10 foot high 35 foot wide brick cube with a pyramid on top of it and it's a right angle pyramid with all the faces looking to look the same now for some context most of what we talked about with the historic landmarks commission I had assumed an error that they were people a little closer to their high school geometry than they evidently were and that they would understand what we were proposing it's the Washington monument with a pyramid and a drip edge on it and that's what we're proposing to build or to rebuild and it's a design that is I believe about 4 500 years old it ain't new Greeks had it the Egyptians have it it's been around for a long time we got a lot of pushback from the landmarks commission with people saying that your design is speculative it's conjectural you don't know what the building looked like that was probably the biggest single thing we talked about in the landmarks commission hearing it turns out though that with the stuff that miss Lindquist has published last week the mention of concept of improper design conjectural design and so on that's all banished that's all gone someplace else so the city doesn't so what the main thing the city believed or that the landmark commission believed just was not true and it's disappeared from the record.” Vice-Chair Bachman interject to let the applicant know that he had one minute of presentation time remaining. The applicant stated “Okay well let's see is there um we're looking here if I just let me summarize it let's go to the last page okay let's look at this one I looked at four almost 400 dwelling units that have gone through landmark sites since January 2019 actually they went back a year past that so that's four years worth of data that produced 111 applications for dwelling unit review the pages of text that generated was just under eight thousand now the champion in terms of pages that were submitted to the landmarks commission is the beer carriage house which has 179 pages of stuff to go through the winner and still champion based on the planning commission submission is that it's now grown to 187.” Vice-Chair Bachman asked Mr. Pace to wrap up his presentation. Mr. Pace stated, “well yeah what I'd like to do would be to come back and talk since I’ve got 187 pages that I've got a report on here and we only talked about three pages three of those pages at the landmarks mission hearing I would like to be rescheduled to give to do justice to this and talk about what we've proposed what we haven't proposed and what the city has the planning staff has substituted for it's ill-considered and withdrawn older proposals.” Vice-Chair Bachman asked Mr. Pace if he would like to withdraw his application. Mr. Pace said no. Vice-Chair Bachman asked if the Commissioners had any questions for Mr. Pace. Commissioner Scheer asked if Mr. Pace understood that the text amendment that he was proposing would only affect him and a few other properties. The applicant stated yes it would affect 4 other properties. Commissioner Scheer stated that the text amendment which he has submitted has some deficiencies. She stated that the slides of the property that Mr. Pace shared had nothing to do with the text amendment he was requesting. PUBLIC HEARING Vice-Chair Bachman opened the public hearing. Seeing that no one wished to speak, Vice-Chair Bachman closed the public hearing. Salt Lake City Planning Commission February 23, 2022 Page 12 Commissioner Burrows asked if City Council voted on the text amendment after it was forwarded with a negative recommendation from the Historic Landmark Commission. Planning Manager Kelsey Lindquist said that it had not been voted on, HLC being the first step in the process and Planning Commission being the second step. MOTION Commissioner Andra Ghent stated, Based on the information in the staff report, the information presented, and the input received during the public hearing, I move that the Planning Commission forward a negative recommendation to the City Council for the requested zoning text amendment for carriage house reconstruction. Commissioner Aimee Burrows seconded the motion. Commissioners Brenda Scheer, Aimee Burrows, Andra Ghent, Jon Lee, Adrienne Bell, Mike Christensen, Andres Paredes voted “yes”. The motion passed with a negative recommendation forwarded to the City Council. The meeting adjourned at 9:31 PM. 3. PLANNING COMMISSION RECORD d) Planning Commission Staff Report of February 23, 2022 PLANNING DIVISION COMMUNITY & NEIGHORHOOD DEVELOPMENT Staff Report To: Salt Lake City Planning Commission From: Katia Pace, (801) 535-6354, katia.pace@slcgov.com Date: February 24, 2022 Re: PLNPCM2020-00903 – Green Alley Vacation - between 1300 South and Harrison Ave and Green Street and 700 East Alley Vacation ADDRESSES & PARCEL NUMBER OF PROPERTIES ADJACENT TO THE ALLEY: 1.Gospel Grace Church: 662, 664, 666 E 1300 South & 1319, 1325 S Green Street (16-08-357-001, 16-08-357-002, 16-08-357-003, 16-08-357-004 16-08-357-005) 2.1331 S Green Street (16-08-357-006) 3.1337 S Green Street (16-08-357-007) 4.1343 S Green Street (16-08-357-008) 5.1347 S Green Street (16-08-357-009) 6.1351 S Green Street (16-08-357-011) 7.669 E Harrison Avenue (16-17-101-003) 8.UDOT (no parcel number) MASTER PLAN: Central City Master Plan ZONING DISTRICT: R-1/5000 Single Family Residential. APPLICABLE LAND USE REGULATIONS: Utah State Code, Section 10-9a-204 and 10-9a-609.5, Chapters 2.58 and 14.52 of Salt Lake City Municipal Code REQUEST: Nicholas Lumby, property owner residing at 1343 S Green Street, is requesting Salt Lake City to vacate a “T” shaped alley adjacent to her property and running between 1300 South and Harrison Avenue and Green Street and 700 East. The property abutting this alley is zoned R-1/5,000 (Single-Family Residential District). The alley exists in paper only and the abutting property owners have absorbed the alley into their properties. UDOT is an abutting property owner of the alley, it owns land in this block that was acquired when 700 East was expanded in the 1960s. An alley vacation means that Salt Lake City vacates its interest in the alley as City property. It deeds the property back to the abutting property owners if the abutting property is zoned for low density residential use. RECOMMENDATION: Based on the findings and analysis in this staff report, Planning Staff finds that the proposal meets the criteria for alley vacations, and therefore recommends that the Planning Commission forward a favorable recommendation to the mayor to declare the alley surplus property and for the City Council to vacate the alley with the following condition: 1.That the alley is deeded the entire 10-foot width to the west abutting property owners. 1 Proposed alley vacation – red line Abutting property owners: 1.Gospel Grace Church (yellow dotted line): 662, 664, 666 E 1300 South & 1319, 1325 S Green Street 2.1331 S Green Street 3.1337 S Green Street 4.1343 S Green Street (Petitioner) 5.1347 S Green Street 6.1351 S Green Street 7.669 E Harrison Avenue 8.UDOT acquired land for expansion of 700 East 2 3 4 5 6 7 1 8 2 ATTACHMENTS: A. Site Photographs B. Applicant Information C. UDOT Information D. Analysis of Standards E. Public Process and Comments F. Department Comments PROJECT DESCRIPTION & BACKGROUND: This alley was plated as part of the Marion Park Subdivision in 1890. In the early 1960s, 700 East was expanded and the homes on the east of this block were demolished to give way for the road expansion. The alley was absorbed into the abutting properties to the west, but it was never vacated. The issued was discovered recently when the applicant requested a building permit for a garage on land that is part of the alley. Marion Park Subdivision showing alley and UDOT property 2 3 4 5 6 7 1 8 Alley UDOT property 3 The property belonging to UDOT is being proposed to become the Harrison Garden, a community garden sponsored by Wasatch Community Gardens. This group is working with SLC Engineering Department, and the plans are to have the garden started by Spring of this year. View of the alley right of way looking from South end Aerial view of the alley 4 KEY ISSUES: The following key issues were identified: Issue 1: Alley Vacation Request The applicant originally requested that only the portion of the alley abutting the properties between 1331 S Green Street and 669 E Harrison Avenue be vacated. However, the portion of the alley abutting the Gospel Grace Church presented a similar situation, where the alley has been absorbed into the property. The Gospel Grace Church has agreed to be included along with the proposed alley vacation. Since the homes in the east half of the block were demolished, the alley stopped having a purpose or use. The properties on the west side of the block have absorbed the alley into their properties. Visually there is no alley. The alley property is not useful as a public right-of-way. The request satisfies policy consideration, “Lack of Use”, as required by Section 14.52.02 of the Salt Lake City Code. Issue 2: Alley Ownership First there was a question on the ownership of the alley, whether the alley belonged to Salt Lake City or UDOT. After staff received a drawing from UDOT (see Attachment C), it was confirmed that the alley was never part of the right-of-way acquired by UDOT and therefore the alley still belongs to Salt Lake City. Also, the applicant provided a survey of their property that shows the rear of their property as being a 10-foot alley (see Attachment B). Survey of 1343 S Green Street showing the alley in blue 5 Issue 3: Alley Disposition According to Section 14.54.040 of Salt Lake City Code, the City’s method of disposition for a vacated alley, that abuts property zoned for low density residential use, is to split the alley in half and deed each respective half back to the abutting property owners. The Gospel Grace Church property is within the R-1/5,000 (single-family residential), therefore the alley abutting the church and the residential properties would be deeded and not sold. Since UDOT abuts part of the alley, UDOT is eligible for their half of the alley. Staff got confirmation that UDOT is willing to give up the right to acquire its half portion of the alley except for the northeast horizontal portion of the “T” shape on the eastern portion of the alley which UDOT might be interested. It’s important that UDOT not request to acquire half of the alley because that would cause the property owners to move their fences and some accessory structures that have been in place for decades as the residential properties absorbed the entire 10 feet of alley right of way. DISCUSSION: The alley vacation has been reviewed against the standards for alley vacations located in Attachment D. In compliance with the applicable policies, the alley is not being used as a public alley and the vacation is supported by all the adjacent property owners. Further, City policies and the relevant Master Plan do not include any policies that would oppose the vacation of this alley. NEXT STEPS: Chapter 14.52 of the Salt Lake City Code regulates the disposition of City owned alleys. Once the Planning Commission has reviewed the request, their recommendation is forwarded to the City Council for consideration. The City Council has final decision authority with respect to alley vacations. Showing zoning on the block 6 ATTACHMENT A: SITE PHOTOGRAPHS Showing the rear yards and location of the alley behind the fences. North end. Showing the rear yards and location of the alley behind the fences. South end. 7 ATTACHMENT B: APPLICANT INFORMATION 8 9 10 11 12 Salt Lake City Planning Department 451 South State Street, Room 215 Salt Lake City, Utah 84114 Re: Request to Vacate Alley Dear Salt Lake City Council, and Salt Lake Planning Officials, We are writing to you to request the vacation of the alley segment that runs north-south at approximately 676 East from approximately 1316 South to Harrison Avenue {1370 South). The alley measurements are approximately, 305' x 10-15'. Please refer to the attached Sidwell map (page 16-08-31) on p.4 of this document, for locations. Reasons for this request include: • We are the owners of the parcel 16-08-357-008-0000 immediately to the west of the alley Lot numbers N 8 1/3 FT OF LOT 6 & ALL LOT 7 BLK 1 MARION PARK-the alley vacation will clean up the ownership of the strip of vacant land that has been assumed by the property owners. • The alley has been vacant for many years (50+). Maintenance has been taken care of the alley by the adjacent property owners. • Vacating the alley will not affect any of the properties along the line, nor will this be detrimental to the public as it is not accessed by traffic. • Vacating the alley could accommodate any future construction of structures by the abutting property owners including a 199 ft2 storage shed currently under construction by the petitioner. Assumptions • It is assumed that the alley running east-west at approximately 1316 South from 661 East to 676 East has previously been vacated as the Gospel Grace Church parking lot is located there. • It is assumed that the alley running north-south from 1300 South to 1316 South at approximately 676 East has been previously vacated as the Gospel Grace Church building is built across the potential alley location. Four other property owners abutting the alley include: • Rance Wilkins 1331 S Green Street Salt Lake City, UT, 84105 801.360.5203 Gerri West/ Kelly Favero 1337 S Green Street Salt Lake City, UT, 84105 801.467.4179/801.326.8750 13 • Sukeshinee Wilkins 1347 S Green Street Salt Lake City, UT, 84105 801.503.6373 *Signatures of the above are attached to the application. Adjacent Land Use The land uses surrounding the site include: • East: Vacant • West: Residential • North: Commercial (Church), Parking Lot • South: Residential, Road Petitioner Details Name: Nicholas Lumby + Sara Koenig Brett Markum/ Sheri Hohmann 1351 S Green Street Salt Lake City, UT, 84105 801.712.4585 Street Address: 1343 South Green Street, Salt Lake City, UT, 84105 Parcel Number: 16-08-357-008-0000 Lot Number: N 8 1/3 FT OF LOT 6 & ALL LOT 7 BLK 1 MARION PARK. Thank you for your consideration, Regards, \ 1u1J£~~0/zd I Y ( ~2fu/zo Nicholas LumbQ ate Links: Vicinity Map Sidwell Map -Alley Location Sidwell Map -Abutting Properties Photos Signatures -Abutting Propert i es Sara Koenig Date 14 15 Sidwell Ma~ -Alley Location I ~ ST 1300 S b7.30 50 50 82.11 57 .30 50 50 130_ I-> 25 -~ -~ i.. 25 . l-,3 2.30 32.30_ I-> 25 _,_. -,-.15 -3~ Q 30 31 32 33 34 35 36 29 30 31 32 33 34 co 41 2~14 1::: ,Q 821 01 co 357 bot !ii ,.._ ~ 482 t)02 N ~ 35i 002 48; '016 .... >--~ ,_ __ ------.._ 35i K:)03 I---.... N ~ j... 4,~20l 5 0 ~ "": ( 17 "' ~ 0 0 ,-...x:. 0 I Assumed vacated alley running I .-- 5 -~~=-~~ ~ &16 109.80 :e 15 I ,-.: :;: :e east -west co .,. 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Sidwell Ma~ -Abutting Pro~erties L 1·½2 ST 1300S 57.30 50 50 82.11 57 .3 0 50 50 30_ ~25 _ ..... -'-,... 25 _ W2.3o 32.30_._,, 25 i----25 -37<:) -~ c -I 30 31 32 33 34 35 36 29 30 31 32 33 34 "' 41 2~14 r::: ,:::) 121 01 "' ~01 g r--~ 357 482 002 N ~ 35, 002 48~ 016 .... ~~ ---,_____, ,q 35i K)03 I---,_. ~ c I-'" 4,~20( 5 g i:,i.:i ~ 17 0 0 ,--r----0 .,.. 15 -~~:-~~ Q-0 116 109.80 :(l :(l 15 ,..: co N A-"'"""-' 0 0 ' ,..,----,. /'),, N ·-1 17 ---U') U') t 14-----14 11uio 114 .80 ' ..... I~ 18 13357005 .. ----.-I . --0 0 1 ' ----'19 -Y-'-""" I' U') U') I I.I.. 1 12 12 Property Owner: ~WIikins I 1 20 < 11 357006 1331 S Green Street, ,.-----j ,. ___ - 0 0 1 -Salt Lake City, UT, 84105 , ................ 1 21 "'TVA,._/.., U') >= U') • ~-0 10 :E Property Owner: Gerri West/ Kelly f.~ 9 22 9 0 1337 S Green Street, ,._ ----' . ---. ,,,. 0 ~ g ' .,,:,._7 Sa lt Lake Ci ty, UT, 84105 ·-----I 23 ·---"T U') I --·--8 8 --Property Owner: Petitioner I M 1343 S Green Street, 7 24 M 7o: 357~8 Salt Lake City, UT, 84105 ,,, __ -, .... I ,. ___ I- 0 ..; I , .... ,v,v 1 25 -ru'-Vllt.l U') M l-'-11----~--6 :(l ~ Property Owner: Sukeshinee Wilkins ' i q-... ---1347 S Green Street, ~ "' --..; I r --"'191"-Sa lt Lake City, UT, 84105 M -. I -~-~, .... I ----'"'' f , ____ ~ ,--. 357~ "' Property Owner: Sheri Hohmann & Brett Mark m 4 27 i;; :(l 4 i:i 1351 5 Green Street, 0 .... -~ 1 Salt Lake City, UT, 84105 ~ I ' Qi >----'--=--, \) I)., 3 003 I I O<J..4 lie 28 A l 0 ' 3 I I N !' N ' I 1 ,/.. 1 n .... ,, I ----~ 17 Photos Assumed Alley Location: North-South {676 East/ 1316 S -Harrison) Assumed Vacated Alley: East-West {661-676 East/ 1316 S) 18 ATTACHMENT C: UDOT INFORMATION 19 From:Erick Shosted To:Pace, Katia Cc:Charles Hill; Diana Leka; Michael Timothy Subject:(EXTERNAL) Re: Ownership Confirmation - 700 East (between 1300 S & Harrison Ave) Date:Tuesday, March 16, 2021 11:18:33 AM Attachments:US-0140(2)_03_Plan.TIF Katia, The attached ROW map shows UDOT ownership in the area you are inquiring about. The following link is the website that explains UDOT's process for disposing of real property. https://www.udot.utah.gov/connect/business/surplus-property/ Thanks, On Thu, Mar 11, 2021 at 10:47 AM Diana Leka <dleka@utah.gov> wrote: Katia - meet Erick and Chip from the Region 2 office of UDOT. They should be able to help you through this process and request. On Thu, Mar 11, 2021 at 10:45 AM Pace, Katia <Katia.Pace@slcgov.com> wrote: Diana, Salt Lake City Planning Division is responding to a request to vacate an alley that runs north-south between 1300 South and Harrison Avenue (1370 South) and between Green Street and 700 East. This alley appears to be owned by UDOT. SLC Planning needs confirmation from UDOT that the alley is own by UDOT, or not. This confirmation is needed because SLC would not have the authority to vacate the alley if the property belongs to UDOT. The request comes from the owners of the parcel 16-08-357-008-0000, or 1343 S. Green Street, a property immediately to the west of the alley. The reason for the request is that the alley was assumed to be vacated and the property owners abutting the alley have incorporated the alley into their properties. I’m not sure who to contact at UDOT to give me this information. If you are not the person I need to contact, please let me know who that person would be. Also, it would really be helpful to know what is the process to request UDOT for the alley/property vacation and possible purchase. I’ve attached some additional information, please let me know if you have any questions. 20 21 From:Charles Hill To:Pace, Katia Cc:Erick Shosted; Diana Leka; Michael Timothy Subject:Re: FW: (EXTERNAL) Re: Ownership Confirmation - 700 East (between 1300 S & Harrison Ave) Date:Wednesday, November 3, 2021 8:21:06 PM Yes, we would take that from the existing fence line to the east towards SR-71. Thanks! Chip Charles (Chip) Mason Hill UDOT - Region Two Pre-Construction Engineer Cell: 801-910-2091 Email: cmason-hill@utah.gov On Thu, Oct 28, 2021 at 6:09 PM Pace, Katia <Katia.Pace@slcgov.com> wrote: Chip, I’m sending you a map of the location of the alley and I have a question for you: is UDOT’s interest on the horizontal portion of the yellow ‘T’ on the map? I’m pretty sure that the Planning Commission and City Council will ask me that and I want to be able to give them an answer. Thank you so much for your help. KATIA PACE Principal Planner Planning Division DEPARTMENT of COMMUNITY and NEIGHBORHOODS SALT LAKE CITY CORPORATION CELL 385-226-8499 Email katia.pace@slcgov.com 22 WWW.SLC.GOV/PLANNING Disclaimer: The Planning Division strives to give the best customer service possible and to respond to questions as accurately as possible based upon the information provided. However, answers given at the counter and/or prior to application are not binding and they are not a substitute for formal Final Action, which may only occur in response to a complete application to the Planning Division. Those relying on verbal input or preliminary written feedback do so at their own risk and do not vest any property with development rights. From: Charles Hill <cmason-hill@utah.gov> Sent: Wednesday, October 27, 2021 2:16 PM To: Pace, Katia <Katia.Pace@slcgov.com> Cc: Erick Shosted <eshosted@utah.gov>; Diana Leka <dleka@utah.gov>; Michael Timothy <mtimothy@utah.gov> Subject: Re: FW: (EXTERNAL) Re: Ownership Confirmation - 700 East (between 1300 S & Harrison Ave) Katia, Apologies for the delay in this response. The only area that UDOT would be interested in would be the eastern portion of the T section at the north end. There is currently a study underway to provide an improved active transportation facility along 700 East and this was the only area that was concerning. Thanks and let me know what you need from my group moving forward. Chip Charles (Chip) Mason Hill UDOT - Region Two Pre-Construction Engineer Cell: 801-910-2091 Email: cmason-hill@utah.gov On Mon, Oct 18, 2021 at 9:41 AM Pace, Katia <Katia.Pace@slcgov.com> wrote: Charles, 23 ATTACHMENT D: ANALYSIS OF STANDARDS SPECIFIC ZONING DISTRICT PURPOSE STATEMENTS 21A.24.070 R-1/5000 Single Family Residential District The purpose of the R-1/5,000 single-family residential district is to provide for conventional single-family residential neighborhoods on lots not less than five thousand (5,000) square feet in size. This district is appropriate in areas of the city as identified in the applicable community master plan. Uses are intended to be compatible with the existing scale and intensity of the neighborhood. The standards for the district are intended to provide for safe and comfortable places to live and play, promote sustainable and compatible development patterns and to preserve the existing character of the neighborhood. RELATED MASTER PLAN ITEMS Central Community Master Plan, adopted 2005 The plan does not address alley vacations. On the Liberty neighborhood planning area section of the plan under the Streets and Circulation it says: • Improve the linear parkway along the west side of 700 East. Plan Salt Lake, adopted 2015 GUIDING PRINCIPLE/A beautiful city that is people focused. • Promote increased connectivity through mid-block connections. Salt Lake City Code, Section 14.52: Disposition of City Owned Alleys Chapter 14.52 of the Salt Lake City Code regulates the disposition of City owned alleys. When evaluating requests to vacate public alleys, the City considers whether or not the continued use of the property as a public alley is in the City’s best interest. Once the Planning Commission has reviewed the request, their recommendation is forwarded to the City Council for consideration. The City Council has final decision authority with respect to alley vacations. Section 14.52.020: The city will not consider disposing of its interest in an alley, in whole or in part, unless it receives a petition in writing which demonstrates that the disposition satisfies at least one of the following policy considerations: Factor Finding Rationale A. Lack of Use: The city's legal interest in the property appears of record or is reflected on an applicable plat; however, it is evident from an onsite inspection that the alley does not physically exist or has been materially blocked in a way that renders it unusable as a public right of way; B. Public Safety: The existence of the alley is substantially contributing to crime, unlawful activity, unsafe conditions, public health Complies - The alley property is not useful as a public right-of- way. The request satisfies one of the policy considerations as required by Section 14.52.02 of the Salt Lake City Code. Since the homes in the east half of the block were demolished, the alley stopped having a purpose or use. The properties on the west side of the block have absorbed the alley into their properties. Visually there is no alley. The proposed vacation satisfies consideration A- Lack of Use. The alley vacation would not interfere with access to the other abutting properties. The vacated alley would be compatible with surrounding development. 24 problems, or blight in the surrounding area; C. Urban Design: The continuation of the alley does not serve as a positive urban design element; or D. Community Purpose: The petitioners are proposing to restrict the general public from use of the alley in favor of a community use, such as a neighborhood play area or garden. Section 14.52.030B: Upon receipt of a complete petition, a public hearing shall be scheduled before the Planning Commission to consider the proposed disposition of the City owned alley property. Following the conclusion of the public hearing, the Planning Commission shall make a report and recommendation to the City Council on the proposed disposition of the subject alley property. A positive recommendation should include an analysis of the following factors: Factor Finding Rationale 1. The city police department, fire department, transportation division, and all other relevant city departments and divisions have no reasonable objection to the proposed disposition of the property; Complies Staff requested input from appropriate City Departments and Divisions. Engineering opposes the proposed alley vacation for the following reasons: • Per State code, vacating the alley will give ownership of west ½ of the alley to the property owners and the east ½ half to UDOT (on the segment #8 running parallel to 700 East). • The adjacent property owner’s illegal encroachment into the alley should not be the basis for the vacation. • There should be a community benefit due to the vacation. Staff addressed one of the concerns by requesting UDOT to concede its interest on their half of the alley (except on the northeast portion of the horizontal portion of the “T” shaped alley). Furthermore, the encroachment is not the reason for the alley vacation, it’s the “Lack of Use” that is explained above and it satisfies the consideration for the alley vacation. 2. The petition meets at least one of the policy considerations stated above; Complies The proposed alley vacation satisfies the “Lack of Use” policy consideration of 14.52.020. See the discussion and findings on the previous page. 3. Granting the petition will not deny sole access or required off street parking to any property adjacent to the alley; Complies The alley is not being used as an alley and has been absorbed by the abutting property owners. The property at 1351 S Green St does not have a garage, however, there is room for a parking pad on the side of the home, but there is no driveway from the street that can be used to access this potential parking space. 25 The alley vacation will not deny access or required off street parking to any of the abutting property owners. 4. Granting the petition will not result in any property being landlocked; Complies All properties have street access and will not be landlocked if the alley is vacated. 5. Granting the petition will not result in a use of the alley property which is otherwise contrary to the policies of the city, including applicable master plans and other adopted statements of policy which address, but which are not limited to, mid-block walkways, pedestrian paths, trails, and alternative transportation uses; Complies Plan Salt Lake promotes increased connectivity through mid-block connections. However, this alley is not needed for a midblock connection. The Central City Community Master Plan calls for the linear parkway along the west side of 700 East to be improved. The proposed community garden on the property abutting the alley is an improvement to the parkway. The alley vacation will not have an impact on the proposal. 6. No opposing abutting property owner intends to build a garage requiring access from the property, or has made application for a building permit, or if such a permit has been issued, construction has been completed within twelve (12) months of issuance of the building permit; Complies There are no opposing abutting property owners. 7. The petition furthers the city preference for disposing of an entire alley, rather than a small segment of it; and Complies The proposed alley would be disposed in its entirety. 8. The alley property is not necessary for actual or potential rear access to residences or for accessory uses. Complies The alley is not being used as an alley and has been absorbed by the abutting property owners. The property at 1351 S Green St does not have a garage, however, there is room for a parking pad on the side of the home, but there is no driveway from the street that can be used to access this potential parking space. Section 14.52.040: If the alley property abuts properties which are zoned for low density residential use, the alley will merely be vacated. For the purposes of this section, "Low Density Residential Use" shall mean properties which are zoned for single-family, duplex, or twin home residential uses. The Planning Commission must also make a recommendation to the mayor regarding the disposition of the property. If the Commission recommends that the alley property be declared surplus, the property should be disposed of according to Section 2.58 City-Owned Real Property of the Salt Lake City Code. Finding: The abutting properties are zoned R-1/5,000 (Single Family Residential), therefore the alley would simply be vacated split in half and deeded to the abutting property owners. 26 ATTACHMENT E: PUBLIC PROCESS AND COMMENTS Public Notice, Meetings, Comments The following is a list of public meetings that have been held, and other public input opportunities, related to the proposed project: • Notice of the project and request for comments sent to the Chair of the Liberty Wells Community Council and East Liberty Park Community Organization on April 8, 2021, to solicit comments. • No public comments have been submitted by the Liberty Wells Community Council or the East Liberty Park Community Organization. • Staff sent an early notification announcement of the project to all residents and property owners located within 300 feet of the project site on June 15, 2021, providing notice about the project and information on how to give public input on the project. No public comments were submitted. • The 45-day recognized organization comment period expired on May 23, 2021. Public Hearing Notice: • Public hearing notice mailed: February 10, 2022 • Public hearing notice signs posted on property: February 13, 2022 • Public notice posted on City & State websites & Planning Division list serve: February 10, 2022 27 ATTACHMENT F: DEPARTMENT COMMENTS CITY DEPARTMENT COMMENTS Public Utilities (Jason Draper): No public utility objections to the proposed vacation. Engineering (Scott Weiler): Engineering opposes the proposed alley vacation for the following reasons: • Per State code, vacating the alley will give ownership of west ½ of the alley to the property owners and the east ½ half to UDOT (on the segment #8 running parallel to 700 East). • The adjacent property owner’s illegal encroachment into the alley should not be the basis for the vacation. • There should be a community benefit due to the vacation. Planning’s response: Staff addressed one of the concerns by requesting UDOT to concede its interest on their half of the alley (except on the northeast portion of the horizontal portion of the “T” shaped alley). Furthermore, the encroachment is not the reason for the alley vacation, it’s the Lack of Use. Transportation (Michael Barry): There are no comments from Transportation. This alley appears to no longer function as an alley. Zoning (Alan Michelsen): No zoning comments regarding the proposed alley vacation. Fire (Ed Itchon): No comments Real Estate Services (Shellie Finan): The properties and the church sit on are zoned residential. UDOT The attached ROW map shows UDOT ownership in the area you are inquiring about. The following link is the website that explains UDOT's process for disposing of real property. https://www.udot.utah.gov/connect/business/surplus-property/ 28 4. ORIGINAL PETITION 5. MAILING LIST Name Address City State Zip ABBY SHERLOCK; ADAM SH 647 E HARRISON AVE SALT LAKE CUT 84105 ANN KRISTINE PENMAN LIV 623 E HARRISON AVE SALT LAKE CUT 84105 AUSTIN HARDY; JC HARDY 1326 S GREEN ST SALT LAKE CUT 84105 BECKIE STEPHENSEN; MARC 1337 S TYLER ST SALT LAKE CUT 84105 BRADLEY L BEACHAM; VALE 1343 S TYLER ST SALT LAKE CUT 84105 BRENT J CHIDESTER; CHRIST 1331 S TYLER ST SALT LAKE CUT 84105 BRYCE SCHULZKE TRUST 01 652 E HARRISON AVE SALT LAKE CUT 84105 CARLOS RIVERA 1378 S GREEN ST SALT LAKE CUT 84105 CARRIE D MEHR PO BOX 233 MENDON UT 84325 CHARLENE WEIR 1344 S GREEN ST SALT LAKE CUT 84105 CITY OF SALT LAKE PO BOX 145460 SALT LAKE CUT 84114 COURTNEY C GREEN 1350 S GREEN ST SALT LAKE CUT 84105 Current Occupant 646 E 1300 S Salt Lake Ci UT 84105 Current Occupant 1325 S TYLER ST Salt Lake Ci UT 84105 Current Occupant 664 E 1300 S Salt Lake Ci UT 84105 Current Occupant 666 E 1300 S Salt Lake Ci UT 84105 Current Occupant 1319 S GREEN ST Salt Lake Ci UT 84105 Current Occupant 1325 S GREEN ST Salt Lake Ci UT 84105 Current Occupant 669 E HARRISON AVE Salt Lake Ci UT 84105 Current Occupant 1351 S 700 E Salt Lake Ci UT 84105 Current Occupant 713 E HARRISON AVE Salt Lake Ci UT 84105 Current Occupant 1349 S TYLER ST Salt Lake Ci UT 84105 Current Occupant 636 E HARRISON AVE Salt Lake Ci UT 84105 DANIELLE BAUM; PARKER B 1383 S GREEN ST SALT LAKE CUT 84105 ERIC R MEAGAN; NICOLE LE 579 E SHERMAN AVE SALT LAKE CUT 84115 GOSPEL GRACE CHURCH 662 E 1300 S SALT LAKE CUT 84105 HARRISON TOWNHOMES H 717 E HARRISON AVE SALT LAKE CUT 84105 JALEE M JALALPOUR 1330 S GREEN ST SALT LAKE CUT 84105 JASONE ROSE 636 E 1300 S SALT LAKE CUT 84105 JONATHAN L ALBRIGHT; SA 1381 S GREEN ST SALT LAKE CUT 84105 KAREN EVANS LIVING TRUS 1318 S GREEN ST SALT LAKE CUT 84105 KELLY FAVERO 1337 S GREEN ST SALT LAKE CUT 84105 LISA MCAFEE 1338 S GREEN ST SALT LAKE CUT 84105 MARY C MALONEY 1319 S TYLER ST SALT LAKE CUT 84105 NICHOLAS A LUMBY; SARA 1343 S GREEN ST SALT LAKE CUT 84105 NICHOLAS AMES 641 E HARRISON AVE SALT LAKE CUT 84105 PETER CAPUTO; HELOISA A 632 E 1300 S SALT LAKE CUT 84105 RANCE WILKINS; SUKESHIN 1331 S GREEN ST SALT LAKE CUT 84105 SCOTT BUCCAMBUSO; MAR 1871 S WYOMING ST SALT LAKE CUT 84108 SETH J BOCKHOLT 1373 S GREEN ST SALT LAKE CUT 84105 SHAWNA LEE VENABLE 661 E HARRISON AVE SALT LAKE CUT 84105 SHERI L HOHMANN; BRETT 1351 S GREEN ST SALT LAKE CUT 84105 SUGARHOOD MANAGEMEN 1382 S GREEN ST SALT LAKE CUT 84105 SUKESHINEE WILKINS 1347 S GREEN ST SALT LAKE CUT 84105 TODD G CURTIS 631 E HARRISON AVE SALT LAKE CUT 84105 Owner or Resident 1314 S GREEN ST SALT LAKE CUT 84105 Owner or Resident 2870 E 3300 S MILLCREEK UT 84109