HomeMy WebLinkAboutTransmittal - 8/2/2022Erin Mendenhall
Mayor
DEPARTMENT of COMMUNITY
and NEIGHBORHOODS
Blake Thomas
Director
SALT LAKE CITY CORPORATION
451 SOUTH STATE STREET, ROOM 445 WWW.SLC.GOV
P.O. BOX 145487, SALT LAKE CITY, UTAH 84114-5487 TEL 801.535.7712 FAX 801.535.6269
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: Northpoint Small Area Master Plan
STAFF CONTACT: Krissy Gilmore, Senior Planner; kristina.gilmore@slcgov.com
801-535-7780
DOCUMENT TYPE: Information Only
RECOMMENDATION: Review
BUDGET IMPACT: None
BACKGROUND/DISCUSSION: The Northpoint Small Area Plan is a land use plan for the land
that is generally located between the Salt Lake City International Airport and the northern
boundary of the city along the 2200 West corridor. The Northpoint Small Area Plan was adopted
in April 2000. The update of the plan was funded to provide guidance on anticipated development
in the area and to address annexation related issues in the area.
The Northpoint Small Area Plan adopted in 2000 includes the following goal:
The purpose of the Northpoint Small Area Plan is to eliminate potential land use
conflicts with the Salt Lake International Airport while preserving and enhancing
the existing agricultural lifestyle.
The original plan identifies land use issues related to the airport, agriculture, business park
development, the environment, and infrastructure. The plan includes a land use map that identifies
most of the land west of 2200 West as Business Park and the majority of the land east of 2200
8/2/2022
8/2/2022
West as Agriculture. The plan
includes land that is located
outside of the city boundaries
for the purpose of future
annexations.
A 2019 development proposal
to develop land in
unincorporated portions of Salt
Lake County along 2200 West
for residential purposes was
submitted to Salt Lake County.
This proposal triggered an
annexation proposal for the
land to be annexed into North
Salt Lake City because both the
county and city land use regulations prohibited residential development so close in proximity to
the airport.
In response to the proposed annexation the City Council funded an update to the Northpoint Small
Area Plan. The purpose of funding the update was to address development pressure in the plan
area and to address potential annexations of unincorporated land. The RFP process started in
December 2019. The RFP was scheduled to be published at the end of March 2020. Due to
uncertainty related to the pandemic the RFP was paused and not released to the public. The money
was reallocated during in the 2020-2021 budget. The RFP process was relaunched in January 2021
utilizing the same RFP document that was produced in 2020. The RFP selection team included
representatives from the Planning Division, the Airport, Transportation Division, Engineering
Division, and a member of the Community Council from the area. After interviews, the selection
committee chose Logan Simpson. The contract with the consultant was finalized in May 2021.
A transmittal was sent to the City Council in July 2021 to satisfy the process identified in
Resolution 14 of 2020. That briefing included the scope of work, timeline, and public engagement
plan. The next step in that process that involves the City Council is to provide a briefing on the
draft plan prior to the Planning Commission adoption process. This transmittal includes the draft
plan that has been produced by the consultant and that is currently going through the final part of
the engagement process.
SMALL AREA PLAN KEY CONCEPTS: The plan will guide the future development of the
area by presenting a vision map, design standards and guidelines for private development
throughout the area. The plan also provides action steps the city can implement to mitigate the
impact of new development on the surrounding natural habitat and existing residential properties.
Finally, the plan will set into place strategies for creating a safer pedestrian environment in general.
Key concepts of the draft plan include:
• Identifies appropriate future land use (called a vision map) and development
characteristics for the area that can coexist with the wildlife habitat and natural
Image 1: Northpoint general vicinity
environment of the Great Salt Lake, and the operations of the Salt Lake City
International Airport.
• Identifies appropriate buffering, building design, and development characteristics to
reduce the impacts on agricultural uses, important wildlife habitats, and other uses
within the corridor.
• Recommends methods to reduce the negative impacts that future land uses may have
on air quality, water quality, noise, and light.
• Updates future annexation potential for unincorporated land within Salt Lake County.
The plan implementation matrix and toolkit will guide future land use decisions and the allocation
of infrastructure funding. These include:
• Adopt recommendations to the City’s zoning designations for M-1 and BP
including codifying the plan’s recommended design standards.
• Evaluate funding solutions to redesign 2200 West.
• Evaluate the feasibility of acquiring sensitive lands as city-owned open space
(a toolkit is provided that lists the pros and cons of various preservation tools).
• Proposed buffers for various development types.
• Support the development of a new north-south bypass road.
• Prohibit new development to face 3200 West.
PLAN DEVELOPMENT
The development of the draft plan was the result of a robust and targeted community engagement
process. Development of the plan also included analysis of existing demographic, land use, and
mobility conditions, analysis of existing plans and policies, and coordination with public and
private stakeholders.
The planning process included one-on-one interviews with residents, developers, environmental
groups, and city and county-specific staff, a public open house, two public questionnaires, and a
property owner-specific questionnaire. The steering committee met throughout 2021 and 2022 to
discuss and make recommendations to the draft plan. Public engagement details are below for
reference:
Public Engagement:
• August: An informational postcard was mailed to property owners within the study area
informing them of the project and stakeholder interview opportunities
• August 2021: Logan Simpson held one-on-one meetings
• August 2021: Logan Simpson and the Salt Lake City Planning Department attended the
Westpointe Night Out event.
• June 9, 2021: Westpointe Community Council presentation
• April 29, 2022: An informational postcard was mailed to property owners within the study
area informing them of the upcoming workshop and providing them with a QR code to
obtain more information and take a property owner questionnaire.
• March 2 – 30, 2022: Property Owners Questionnaire
• March 9, 2022: Westpointe Community Council presentation
• May 16, 2022: Draft Concepts public workshop
• May 17 – June 30: Draft Concepts Online Questionnaire was available to the public.
• July 22, 2022 – Ongoing: Draft Plan Public Review Period
• July 27, 2022: Planning Commission Briefing
Upcoming Public Engagement:
The draft plan has been noticed to the local community council and has been posted on the
Planning Division’s Website for an online open house to obtain public comments. Staff is planning
to attend community council meetings, as well as the local Night Out event to discuss the draft
plan. Additional public engagement opportunities will be available before the public hearing with
the Planning Commission.
Steering Committee:
A Steering Committee was established to provide guidance on the deliverables of the plan as it is
developed. The Steering Committee met four times throughout the plan development process and
consisted of business representatives, environmental representatives, governmental organizations, and
property owners:
FRIENDS of Great Salt Lake
Great Salt Lake Audubon
Utah Audubon Council
SLC Mosquito Abatement District
Westside Coalition
Audubon Society
North Salt Lake City
Westpointe Community Council
Rudy Reclamation and Sportsman's Club
North Point Duck Club
Jordan River Commission
Westpointe Community
Utah Reclamation Mitigation and
Conservation Commission
Salt Lake County
Property Owner in Salt Lake County Plan
Area
NEXT STEPS:
• Following public review of the draft plan any modifications necessary to the draft
Northpoint Small Area Plan will be forwarded to the consultant, Logan Simpson, for
them to make those modifications.
• Present Plan to Planning Commission in October 2022 for a recommendation for
adoption
• Transmit to City Council in late Fall 2022
EXHIBITS:
1. Draft Northpoint Small Area Plan
1. NORTHPOINT SMALL AREA PLAN DRAFT
NORTHPOINT
Small Area Plan
Salt Lake City
City Staff Review Draft, July 2022
DRAFT
2
CONTENTS
Chapter 1 Introduction ....................................................6
Location .................................................................................................7
Plan Context and Purpose .....................................................................8
Guide to this Plan ...................................................................................9
Chapter 2 The Vision ....................................................12
Constraints to the Vision ....................................................................14
Vision Map ..........................................................................................16
Design Standards ...............................................................................18
Chapter 3 Implementation ...........................................33
Implementing the Vision ...................................................................32
Implementation Table ........................................................................34
Chapter 4 The Toolkit ....................................................36
Using the Toolkit .................................................................................38
Land Preservation Tools ......................................................................40
Financial Implementation Tools ..........................................................46
DRAFT
Appendix A Existing Conditions
Appendix B Public Input
Appendix C Constraints Analysis
Appendix D Full Financial Analysis
DRAFT
CHAPTER 1
INTRODUCTION
6
Location
The Northpoint Plan Area (Northpoint or Plan
Area) is located just north of Downtown Salt Lake
City, near Farmington Bay and the Great Salt Lake.
The Plan Area is bounded to the east by Highway
215 and is comprised of mainly agricultural,
industrial and residential uses.
Northpoint lies within the northwest quadrant
of Salt Lake City, adjacent to vital environmental
resources including the Jordan River and playas
and wetlands associated with the Great Salt Lake.
Over half of the property in Northpoint is under
the jurisdiction of Salt Lake County and consists
of agricultural uses, business park development,
industrial and commercial zoning. Environmental
considerations greatly influence the growth and
development of the area.
Directly south of Northpoint is Salt Lake City
International Airport, which provides opportunities
for and constraints to the potential development
within Northpoint. The airport continues to expand
through ongoing renovations and is currently
being guided by the 2021 Salt Lake International
Airport Master Plan. Its proximity is a defining
factor of the Plan Area.
Northpoint is also adjacent to several recreational
areas including the Wasatch Mountain Range,
with its many trails, the Jordan River OHV State
Recreation Area, and the Regional Athletic
Complex.
Introduction Overview
Graphic 1.1 | Northpoint Plan Area
DRAFT
SALT LAKE CITY NORTHPOINT SMALL AREA MASTER PLAN 7
Esri,H ERE,Garmin,(c)OpenStreetMapc ontributors,andt he GISu serc ommunity
Jurisdiction
Plan Context and Purpose
In 2000, a Northpoint Small Area Plan was
adopted with goals to eliminate potential land
use conflicts between the Salt Lake International
Airport, future development, and the existing
agricultural lifestyle. Other notable planning
efforts for this region include the 1992 Northwest
and the Jordan River/Airport Plan which address
the Northpoint Plan Area, the Great Salt Lake
wetlands and Jordan River, the Salt Lake Airport,
and surrounding land; the 2020 Blueprint Jordan
River Plan which illustrates a cohesive vision
for the River as it stretches through multiple
jurisdictions; the 2021 Salt Lake City International
Airport Master Plan; and the 2021 Salt Lake County
West General Plan (in draft).
The northwest portion of Salt Lake City is
limited by multiple layers of constraints, mostly
environmental, but also due to airport activity,
connectivity, and social equity issues. It is the
largest growth area for the City, but quite possibly,
the most difficult to develop. This Plan addresses
the natural environment, built environment, and
community attributes. Many factors contribute
to constraints facing the area, however many
attributes act as opportunities.
The Northpoint Small Area Plan Update is a
response to the rapid pace of growth and change
in the northwest portion of Salt Lake City. The key
goals of this Plan are to:
»Identify appropriate future land use and
development characteristics for the area
that can coexist with the wildlife habitat
and natural environment of the Great Salt
Lake, and the operations of the Salt Lake
City International Airport.
»Update future annexation potential for
unincorporated land within Salt Lake
County.
»Identify appropriate infrastructure
requirements, including utilities and
roadways, to support the future land use in
the area.
»Identify appropriate buffering, building
design, and development characteristics
to reduce the impacts to agricultural uses,
important wildlife habitat, and other uses
within the corridor.
»Recommend methods to reduce the
negative impacts that future land uses may
have on air quality, water quality, noise, and
light.
Graphic 1.2 | Northpoint Jurisdictions
Salt Lake City
Salt Lake County
DRAFT
8
Guide to this Plan
Plan
Salt Lake
Northpoint Small
Area Mater Plan
Land Use Code and Zoning
Ordinances
Design
Standards Incentives Tools and
Actions
Introduction
This document is intended to support Salt Lake City’s overarching vision established in Plan Salt Lake
while also providing tailored tools to help the Plan Area grow appropriately. It is important for Salt
Lake City to adopt the Northpoint Small Area Plan and its supplemental recommendations to guide
applicants to develop within the scope of the Community’s Vision. This plan should be referenced
when discretionary land use decisions are being made. These recommendations include, design
standards, land acquisition tools, regulatory tools, and incentive based tools.
Master plans detail the vision, policy, and framework of the community that will guide growth and
development over time. As the plan area transitions from greenfield and rural residential to industrial
and business park, this plan outlines specific design standards and action steps the City can implement
to mitigate the impact of new development on the surrounding natural habitat and existing residential
properties.
DRAFT
SALT LAKE CITY NORTHPOINT SMALL AREA MASTER PLAN 9
Public Process
This planning process included one-on-one interviews with residents, developers, environmental
groups, and city and county staff, a public open house, two public questionnaires, and a property
owner-specific questionnaire. With several applications active in the Plan Area at the time this
project started, it became apparent early on that habitat preservation and residential quality of life
were primary concerns. This shaped the Plan, shifting focus on land use recommendations to tools
available to the City to preserve habitat, mitigate impacts of new development on residents, water and
air quality, and wildlife, and determine appropriate improvements to existing infrastructure.
Placeholder for final outreach numbers
DRAFT
10
Executive Summary
The Northpoint Small Area Plan is a detailed master plan for the Northwestern Community of Salt
Lake City. The Plan Area contains critical habitat as it it is nestled against wetland spillover from the
Great Salt Lake and urban growth by its eastern border of Interstate-15. This area is considerably
underdeveloped in relation to the rest of the City. Additionally, parts of the Plan Area are fragmented
with unincorporated County Land and airport-owned property. Although, there are constraints,
development inquiries have increased and with it came the necessity of a clear plan. The Northpoint
Small Area Plan aims to guide future development based on the previously adopted community plans
and future land uses that City identifies as appropriate to the area. The Plan contains three elements
to guide growth into the future.
Vision
The Northpoint has experienced growth that can conflict; industrial development adjacent to agriculture
and residential uses, and developments adjacent or abutting critical habitat areas (i.e. wetlands and
upland). Industrial development has begun, and will continue, to creep into this area of Salt Lake City.
Understanding this reality, the Northpoint vision is to balance the anticipated growth with the existing
and continued uses of the area through identifying preservation priority areas, clearly outlining future
anticipated land uses, and mitigation strategies for high-impact development directed at preserving
quality of life for residents and the natural environment.
Design Guidelines
The design guidelines are directly connected to the anticipated development. Building and site design
have the ability to affect built environments in impactful ways. When done with a clear vision in
mind, design standards can shape development that reduces visual and physical land use conflicts.
The standards touch on each land use designation and provide clear direction as to how the area
should be built. Although the standards are separately outlined in the Plan, they are implied to be
implemented with the other action items.
Implementation
What separates this Plan from a design standards manual, is the comprehensive action items that
are addressed in the implementation Chapter. The action items range from strategies to best preserve
open space and critical habitats, service and infrastructure needs, annexation of unincorporated
properties within the Plan Area, and funding tools that will help Plan Area grow responsibly. These
elements can be applied to the area as a whole and provide different initiatives aside from traditional
zoning regulation guidance. The implementation identifies critical path items for the City to pioneer
as it relates directly to the Northpoint Area.
DRAFT
SALT LAKE CITY NORTHPOINT SMALL AREA MASTER PLAN 11
Development Before the Northpoint Small Area Plan Implementation Development after the Northpoint Small Area Plan Implementation
Smaller buildings facing existing residential, largest buildings in the middle of development.
Greater attention to building design i.e. building materials, lighting, landscaping, etc.
Allow clustering of buildings in favor of preserving connected habitat and critical open space.
No restrictions on building size near/facing existing residential.
Typical industrial development styles can disturb natural habitat with disruptive materials, lighting, hazardous landscaping and fencing, etc.
Minimum lot sizes and open space requirements force buildings to be oriented in an inefficient way, taking up more native land than needed.DRAFT
CHAPTER 2
THE VISION
14
Constraints to the Vision
As discussed in Chapter 1, the Plan
Area consists of several development
constraints ranging from sensitive
wetland habitat to airport influence
zone regulations. Mapping these
constraints is a crucial first step in
determining the areas most suitable for
new development and identifying areas
that should be preserved as habitat
and open space. The Constraints Map
illustrates the results of this analysis
and may be used to prioritize sensitive
lands for preservation or acquisition.
For a detailed analysis of development
constraints and opportunities used
in this analysis, see Appendix C.
Constraints reviewed in this analysis
included:
»Designated Wetlands
»Salt Lake City International
Airport-Owned Properties
»Utility and Open Space Easements
»Airport Influence Zones (A, B, C,
AP, and AP BND)
»Viable Agriculture
»Airport Noise Contours
Using the Vision Map and Design Standards
The Vision Maps in this chapter are intended to show where additional standards are necessary to
ensure future development is compatible with existing residential, agricultural, and sensitive habitats.
To use this chapter, review the Vision Map and accompanying Design Standards. It is intended that
the following design standards be incorporated into Salt Lake City Zoning and Development Code to
apply to new development in the Plan Area.
The Northpoint Vision Overview
Esri, HERE, Garmin, (c) OpenStreetMap contributors, and the GIS user community
¯
Most suitable
for development
Least suitable
for development
NORTHPOINT CONSTRAINTS MAP
Graphic 2.1 | Constraints Analysis for Northpoint
DRAFT
SALT LAKE CITY NORTHPOINT SMALL AREA MASTER PLAN 15
Protected Open Space
Purpose: POS areas are those that should be preserved as natural open space and prohibit
development. The POS district aims to connect critical habitats in the least fragmented way
possible considering development trends in the Plan Area.
Applicability: These areas include designated wetlands, uplands, existing recreational amenities,
and areas connecting them. All designated wetlands, uplands, and other sensitive lands fall
under the POS district.
Use Standards: Development in these areas should be limited to passive recreational
opportunities, trailheads, and small parking areas. Adjacent land uses will be subject to
mitigation.
Residential Transitional
Purpose: The purpose of this zone is to mitigate the inevitable impacts of Business Park/
Industrial development on residential properties.
Applicability: This land use applies to all current residential properties. There are no properties
in the Plan Area that are identified for new residential development.
Use Standards: Residential properties shall be subject to natural habitat impact mitigation
standards such as buffering critical areas from all development. Should any residential
properties transition to BP/Industrial, all BP/Industrial standards will apply.
Business Park/Industrial
Purpose: Business and industrial development is anticipated in the Plan Area. The majority of
the Plan Area may convert to industrial and business properties.
Applicability: The BP/I district applies to properties that do not contain significant constraints
such as wetlands, uplands, existing residential, or other major limitations.
Use Standards: Development in these areas will be reviewed closely for impact to existing
residents and sensitive lands and may require additional mitigation designs focused on
protecting the natural environment and quality of life of existing residents.
Land Use Categories
DRAFT
16
Graphic 2.2 | Northpoint Vision Map
NORTHPOINT VISION MAP
Water
Designated Wetland
Protected Open Space
Business Park / Industrial
Residential Transitional
Proposed Building
Existing Building
Land Uses
Structures
DRAFT
SALT LAKE CITY NORTHPOINT SMALL AREA MASTER PLAN 17
Before After
Smaller buildings facing existing residential, largest buildings in the middle of development.
Greater attention to building design i.e. building materials, lighting, landscaping, etc.
Allow clustering of buildings in favor of preserving connected habitat and critical open space.
No restrictions on building size near/facing existing residential.
Typical industrial development styles can disturb natural habitat with disruptive materials, lighting, hazardous landscaping and fencing, etc.
Minimum lot sizes and open space requirements force buildings to be oriented in an inefficient way, taking up more native land than needed.
EFFECT OF DESIGN STANDARDS
DRAFT
18
Design Standards
Land Use
Business Park/Industrial Residential
Transitional
Minimum Setback of
New Development
Designated Wetlands/Uplands 200 ft1, 2 75 ft1, 2
Canals and Drains 75 ft 75 ft
Jordan River 100 ft1, 2 75 ft1, 2
Existing Residential 200 ft Determined by underlying
zoning
Maximum Building Frontage on 2200W 400 ft 250 ft
1 | Must preserve uninterrupted connection between wetlands and uplands
2 | Must include and maintain a planted stormwater mitigation element such as a bioswale
DRAFT
SALT LAKE CITY NORTHPOINT SMALL AREA MASTER PLAN 19
Preferred Buffer for Development Adjacent to Wetlands/Uplands
DRAFT
20
Design Standards
1 | Habitat Mitigation Standards
1.1 | Grading Limitations
Considering limitations to grading can help
minimize impacts to native vegetation. It is
important for only areas planned for development
to be cleared and graded as it can allow for natural
drainage courses to be maintained and reduces
the need to manage stormwater flows.
◊ Grading equipment shall
»Be low impact to prevent compaction of the
underlying soils.
»Consist of wide-track vehicles such as
backhoes, small bulldozers, and skid-steers.
»Be operated from the outside of the drainage
course or basin.
◊ Soil cover or ramps shall be included to
allow for movement of wildlife through the
drainages.
◊ Excavation methods such as installation of
underdrains should be considered.
◊ Vertical drop structures and concrete lined
channels should be avoided.
◊ Use of large angular rip-rap for erosion control
should be limited.
◊ Non-structural features that also provide
riparian habitat should be considered.
◊ Where possible, development should relate
the building to the natural site by stepping
buildings and avoiding mass leveling of the
site.
1.2 | Fencing and Walls
Fences and walls can be barriers to wildlife and
impede the movement of wildlife between habitat
areas. Although fencing can be used to exclude
wildlife, it should be applied in very specific areas
that do not restrict larger wildlife movement and
migration patterns; or access to food, water,
shelter or potential mates.
◊ Fencing shall be permeable to allow for the
safe passage of animals and facilitate wildlife
movement through existing or constructed
wildlife corridors.
◊ Natural barriers for privacy purposes shall
consist of natural materials where possible
such as boulders, densely-planted vegetation
or rip-rap.
◊ Decorative fencing features that could be
hazardous to wildlife shall be prohibited
including
»Pointed or narrow extensions at the top of
fences.
»Wires that may entangle animals.
»Hollow fence posts that are open at the
top when birds or other small animals may
become entrapped in an open cavity.
Standards for All New Development
Graphic 2.8 | Native Landscaping
DRAFT
SALT LAKE CITY NORTHPOINT SMALL AREA MASTER PLAN 21
1.3 | Dark Sky Lighting
Lighting is an important element in built environments that allow for a perceived sense of safety at
night. However, lighting is often inefficiently used through fixture styles and placement. While planning
for the Plan Area, lighting design can be used to benefit the built environment while also considering
the natural elements that exist in the area prior to development. Artificial lighting can disrupt wildlife’s
natural patterns and behaviors.
Graphic 2.4 | Dark Sky Friendly Lighting
◊ Lighting in non-functional spaces is
prohibited. (i.e. architectural and landscape
lighting is not necessary for function of built
environments)
◊ Light fixtures with motion or heat sensor may
be used to keep lights off when lighting is not
required.
◊ Lighting should consist of International Dark
Sky Association (IDA) approved fixtures .
◊ Light fixtures shall be selectively placed and
fully shielded (i.e. light shall only be emitted
downward and not above an imaginary
horizontal plane passing through the light
source)
◊ Lights shall be directed away from natural
areas.
◊ Lighting shall use timers as to not be turned
on outside of hours of operation.
◊ Use lighting that shall be a color temperature
of 3,000 kelvin or less.
Graphic 2.4 | Dark Sky Friendly Lighting
DRAFT
22
Design Standards
2 | Water Conscious Development
2.1 | Landscaping
Regulating native species in landscape design
can lead to low-maintenance and water-wise
environments that reflect the natural environment
in the built environment. Additionally, habitat
value can be increased when landscaping isn’t
overly manicured. However, weeds/invasive
species should be controlled in a way that does
not compete with the necessary water and
nutrient of the native species.
◊ Landscaped areas shall meet LID
requirements.
◊ Landscaping shall consist of native, adaptive,
and drought-tolerant plantings.
◊ The removal of mature trees shall be
prohibited.
◊ Landscaping shall not require modifications to
the native soil.
◊ Minimize irrigated landscape areas and utilize
naturalized swales.
◊ Fertilizers and herbicides shall be prohibited.
◊ Development adjacent to wetlands
and uplands shall adhere to the buffer
requirements herein and include on-site
stormwater management.
Graphic 2.14 | Stormwater Runoff Design
2.2 | Stormwater Management
As undeveloped land becomes developed with
hard surface materials, loss of permeable
surfaces will have a direct affect on stormwater
runoff. It is essential to avoid stormwater contact
with industrial materials and activities and to
avoid point-source pollution and degradation of
the wetlands, uplands, and other natural habitat.
There are comprehensive best management
practice guides that can help applicant navigate
the best solution for the specific use.
◊ Significant new development shall obtain a
Utah Department of Environmental Quality
permit.
◊ Embankments and spillways shall be
designed and approved by engineers that
specialize in stormwater management and
ecologically friendly design.
◊ Stormwater systems shall not diminish water
flow to wetlands.
◊ Sedimentation systems may be used.
»Sediment systems are more efficient with
pollutants associated with metals, organic
compounds, and other oxygen-demanding
substances. There are limitations with
sediment systems as small particles do not
always settle therefore the substances in
the industrial stormwater discharge should
be evaluated prior to implementation.
◊ Detention ponds may be utilized with an
underdrain to outlet to allow water to slowly
release into proper stormwater systems.
◊ Retention ponds may be utilized to regularly
contain water on site and via infiltration.
◊ Infiltration systems may be utilized to capture
and infiltrate runoff in order to reduce runoff
volume.
»i.e. Infiltration Trenches, basins, bio-retention
systems and underground infiltration tanks.
DRAFT
SALT LAKE CITY NORTHPOINT SMALL AREA MASTER PLAN 23
Graphic 2.30 | Porous Surface Street Edge
Graphic 2.29 | Native Landscaping
Graphic 2.28 | Bioswale
Graphic 2.27 | Bioswale
3 | Airport Conflict Mitigation
Aviation adjacent to the Plan Area has been around for many
years. Similarly to the rest of Salt Lake Valley, the Airport, too,
has grown and anticipates further growth into the future. It is
important to account for current and future impacts.
3.1 | Noise
Regulation programs like Federal Aviation Regulation (FAR) Part
150 Noise, should be implemented on airport owned properties as
to mitigate the impacts of noise. This program was established
by the Aviation Safety and Noise Abatement Act of 1979 and
sets forth the measure that a specific airport operator has taken
to reduce the impacts of noise.
3.2 | Land Use Compatibility
Local land use planning such as this plan can better prepare for
the implications of planning around airports, and other airport-
related development. Land use decisions around the airport
properties should account for the impacts and determine
whether the proposed use is appropriate. This can be hindered
when multiple jurisdictions regulate the surrounding lands,
however, there are tools such as annexation to consolidate
regulatory authority and ensure that only appropriate land use
decisions are made.DRAFT
24
Graphic 2.23 | Natural Design Elements
Graphic 2.24 | Natural Building Materials
Graphic 2.21 | Interior Courtyard
4 | Visual Design
Conscious design can help enhance compatibility
between various uses and ensure that development fits
in with the surrounding natural environment as best as
possible.
◊ Units (and open space required by code) shall be
organized or “clustered” in an efficient manner on
properties where doing so will allow for larger habitat
buffers.
◊ Building frontages along 2200W shall not exceed
400 ft in length.
◊ Uninterrupted horizontal expanses of 100 ft in length
of any opaque material, including opaque glass,
shall be prohibited on building frontages visible from
public streets.
◊ Natural building materials and colors shall be
included in the exterior of buildings to mitigate the
contrast of the built and natural environment.
◊ Mirrored or highly reflective glass is prohibited.
◊ Mechanical systems/equipment shall be shielded
with barriers such as foliage and fences.
◊ Common design elements shall be included in
Business Park-zoned development. They can include
structural grids, construction assemblies and other.
»Designs should have a variety of unit sizes to
accommodate different uses and the structural
layout should also allow for flexibility.
◊ Primary uses should only account to towards
gross area calculations to encourage mixed-
use development. As market trends toward
technologically focused industries, office spaces are
in high demand therefore requiring flexibility.
DRAFT
SALT LAKE CITY NORTHPOINT SMALL AREA MASTER PLAN 25
Standards for Residential Transition Areas
Development within Residential Transition Areas will be held to the standards previously mentioned
with the following additional standards.
1 | Industrial Land Use Mitigation
As industrial developments increase in the Plan Area, it is
essential to recognize the compatibility issues associated
with industrial land uses and mitigate issues through building
and site design. Industrial developments intrinsically contain
issues with noise, odor, dust, traffic, light, air quality, and
visual/design elements, therefore mitigation is necessary.
1.1 | Noise
Industrial uses can have implications on noise that can
affect adjacent land uses and also the natural environment.
Noise can be classified into two different types: airborne
and structure borne. Airborne is from the source to the
receiver and can travel in all directions whereas structure-
borne is vibrations through materials. Regardless of noise
type, mitigation efforts should be in place prior, during, and
after development. The following strategies are ways to
mitigate the unwanted and unnecessary noise impacts due
to industrial development.
◊ Noise impacts shall be mitigated by absorption, barriers, and/or damping.
»Absorption works towards dissipating airborne acoustic sound waves. The best sound-absorbing
materials are acoustic foam, fabric panels, of underlayment. Common building materials do
not absorb must sound whereas softer materials, such as carpet, foam padding, and fiberglass
insulation are more efficient in dissipating noise.
»Physical barriers such as a berm or spatial separation that account for height, distance, thickness,
and material type can contribute to the extent of mitigation.
»Damping reduces acoustic vibration within a structure or wall.
◊ Building masses such as U or L shaped forms are preferred as they can contribute to noise
mitigation through spatial separation.
◊ Interior courtyards or garden spaces should be incorporated as they can be an effective noise
mitigation strategy by providing quiet and light-filled spaces.
◊ Vegetation should be high and dense when used for noise mitigation for significant effectiveness.
◊ Air-conditioning units should be substituted for pressurized plenum space where possible.
Graphic 2.21 | Existing Residential in the Plan AreaDRAFT
26
Design Standards
1.2 | Odor
Unlike other externalities of industrial uses, odor can be difficult to measure due to its subjective
nature. However, there are some measures that can be taken to address the duration, frequency,
intensity, and location of noxious odors.
◊ Mitigating odor should start at the source of the emitter, such as food operations, traffic
emissions, chemical facilities, mechanical equipment pollution, and material handling.
Operational and engineering best practices can mitigate odors prior to being released in the
environment.
◊ If emissions cannot be prevented, various solutions can be applied such as:
»Plantings and trees to absorb and mask unpleasant smells as well as act as visual screening.
Additionally, plantings can act as ozone generator which eliminates odorous substances through
oxidation and are low maintenance. (Odor mitigation foliage include field maples, peace lily,
serviceberry, sansevieria).
»Dispersion to reduce consolidated emissions. Dispersion can look like increased separation
between odor source and receivers to allow for dilution or contain the dispersion in an enclosure
to prevent odors dispersing.
»Location of open tanks and storage piles. Limit the presence of smells such as locating open
tanks and storage piles away from residential and high-occupancy areas.
»Structure design elements. The operability and placement of windows and doors can also
prevent intrusion of odors.
1.3 | Air Quality
Encouraging and supporting occupants that engage in sustainable processes and produce minimal
emissions is the most effective way to mitigate air quality issues. In circumstances where this is
unavoidable, exhausting air with ventilation can be effective and dilution can be used to mitigate the
impacts ventilation can have on the surroundings.
◊ Apply in-room air cleaners and vegetation barriers to help mitigate localized air pollution.
◊ Use air filters and electronic air cleaners such as ionizers in duct-mounted and portable cleaners.
»i.e. activated carbon is an adsorbent media air filter.
◊ Green roofs may be incorporated to address on-site and off-site disturbances.
◊ Extensive venting should be used when possible.
◊ Operable windows should be used to provide direct ventilation where they do not conflict with
noise mitigation strategies.
DRAFT
SALT LAKE CITY NORTHPOINT SMALL AREA MASTER PLAN 27
Graphic 2.22 | SLC Air Quality
1.4 | Traffic and Loading
Industrial development brings different vehicular traffic
expectations. The challenge lies in balancing street level,
building, and occupant needs. It is essential that industrial
land uses contain loading and unloading infrastructure as
the traffic associated with the use can have compatibility
issues with adjacent non-industrial uses. Certain elements
such as parking, loading bays, elevators, access points,
noise, and aesthetic can have implications on the area.
Establishing design standards can allow for mitigation of
incompatibilities between the movement of people, vehicles,
and goods.
◊ Spatial Separation: Land uses that produce heavier traffic scenarios shall be placed away from
residential units.
◊ Vertical Stacking: Flat-roof style structures may be implemented for upper-floor parking and
loading.
◊ Access: Access shall be allowed from more than one side of a site to allow for better separation
of pedestrian, cycling, and vehicle access to reduce the risk of collisions and large distribution
vehicles.
◊ Laneways: Laneways shall be sensitive to pedestrian spaces by carving out walkable space
in the building mass. This includes vegetation, dark sky-friendly lighting, and amenities for
pedestrian use.
◊ Shared lobbies: Mixed-use buildings (including industrial and/or office spaces) may require
shared lobbies to foster community and interaction among tenants.
»It is important to ensure that there are not substantial conflicts between uses that have safety
implications.
◊ Location: Additional considerations for industrial and non-industrial compatibilities includes
proximity to future public transit which can reduce parking demands and activates streets for
more complete neighborhoods. These locations should be evaluated if public transit plans are
implemented in the Plan Area.
DRAFT
28
Design Standards
Standards for Protected Open
Space
Protected open space consists of critical habitat, regionally
significant agriculture, and connecting open spaces.
Development in these areas is restricted to passive
recreational amenities.
1 | Wetland Design Standards
1.1 | Planting
Wetlands are home to very beneficial habitats that can
support carbon sequestration and improve water quality. As
development increases, mitigating the impacts on wetlands
is essential for the area. Plant species is an example of
a simple design standard that can be incorporated into
properties in a close proximity to this critical habitat.
◊ Encouraging and/or requiring native plant species
can promote healthy wetland habitat in the face of
increasing development.
◊ Non-native/invasive species mitigation: Upkeep of
vegetated areas should be a continuous effort of
property owners. This includes proper management of
invasive and non-native plant species that may have a
negative impact on the natural wetland habitat.
»Utilizing natural mitigation techniques should be
encouraged as to avoid run-off from herbicide and
pesticide product.
Graphic 2.31 | Outdoor Pavilion
Graphic 2.31 | Natural Landscaping
Graphic 2.32 | Nature-Inspired Design
Graphic 2.33 | Birds at the Great Salt Lake Graphic 2.34 | Education Center
DRAFT
SALT LAKE CITY NORTHPOINT SMALL AREA MASTER PLAN 29
1.2 | Trails and Boardwalks
Integrating boardwalks and trail adjacent and into wetlands can
provide educational and leisure activities for the community in
and beyond the Plan Area. Access to these critical areas must
be design in a way that protects the natural habitat while also
providing experiences that are otherwise experienced by only a
few individuals. It is important to take inventory of the wetland
and partner with ecologists before implementing a trail system.
◊ Working group: Educational and recreational programming is
a welcomed amenity, however, start up can be difficult without
willing partners and active volunteers. Establishing a working
group can help implement a well-rounded, comprehensive
wetland program.
◊ Trail Kiosk and Parking: Integrating educational and
recreational opportunities with the wetlands can benefit those
beyond the Plan Area. Therefore, establishing a trail kiosk
and parking area will provide more convenient access to this
amenity area.
◊ Connectivity: Connecting the wetlands to the upland
environment can help the user experience the relationship
between the two environments. The trail and boardwalks
should be
◊ Signage: Creating a recognizable sign program can help users
identify the trails and remain on trail. The program can also
include interpretive signage that indicates points of interest,
or educational information about the wetlands and uplands.
◊ Trail type: It is important to evaluate what type of trails
are appropriate in and around the wetland to mitigate the
impacts on the natural environment. Purposeful design can
also help mitigate unnecessary costs for development and
maintenance.
»Trails rather than boardwalks are appropriate in areas where
there is raised ground through the wetland or around the
wetland. Soft-surface trails require little investment.
»Boardwalks are needed where adjacent lands are flat
(vegetation is tall) and allows for the ground beneath to
remain somewhat natural. Boardwalks can be constructed
of planks, logs, or rocks.
Graphic 2.38 | Wildlife Viewing and Fishing Access
Graphic 2.37 | Informational Signage
Graphic 2.36 | Boardwalk-Style Trail
Graphic 2.35 | Natural Multiuse Trail
DRAFT
CHAPTER 3
IMPLEMENTATION
32
Implementing the Vision
Implementation refers to the actions Salt Lake City should take to ensure the Plan Area develops in a
way that is consistent with the community’s vision. This chapter is broken into several components
and is intended to be reviewed and updated as actions are completed. The most time-sensitive
implementation actions are included as critical path items following the critical path items is a list of
additional action items recommended to achieve the vision of this Plan.
Critical Path Items
Critical Path Items are actions that should be abided by the City prior to and as development occurs.
These items have been categorized based on the elements that will directly be impacted through the
action. Each critical path item will fall into at least one of the following categories: Built environment/
Design, Services and Infrastructure, and Natural Environment/Preservation. These categories were
identified throughout the planning process and are integrated into the various sections of the Plan.
The following items are classified as an immediate need, as development pressures area already
present in the Plan Area.
Services and Infrastructure
Evaluate Funding Solutions to Redesign and Construct 2200 W
The redevelopment of 2200 W should consider increased vehicle volumes and incorporate pedestrian
and biking infrastructure. Below is a list of potential funding opportunities for this action. For a detailed
analysis of these tools and their applicability in the Plan Area, see the Financial Implementation
Analysis in Appendix D.
»Tax Increment Areas
»Community Reinvestment Areas (CRAs)
»Transportation Reinvestment Zones (TRZs)
»Housing & Transit Reinvestment Zones (HTRZs)
»Public Infrastructure Districts (PIDs)
»Special Assessment Areas (SAAs)
»Impact Fees
»Municipal Energy Tax
Implementation Overview
DRAFT
SALT LAKE CITY NORTHPOINT SMALL AREA MASTER PLAN 33
Built Environment/Design
Adopt Development Code Updates
There are several zoning designations within this Plan Area including: Light Manufacturing (M-
1), Business Park (BP), and Agricultural/Rural Residential (AG-2, AG-5, and Salt Lake County A-2).
Although some properties will likely remain Agricultural/Rural Residential, it is anticipated that this
area will slowly redevelop into BP and M-1 development with some preserved open space areas at
the western edge of the Plan Area, and accommodating and surrounding existing wetland and playa
areas.
The simplest way to encourage development consistent with the City’s vision for the Plan Area is to
adopt minor edits to these zoning categories. While the City Council may eventually adopt an overlay
for the Plan Area, the following Zoning Code updates are “low-hanging fruit” the City can quickly
implement.
M-1
»Consider conditional uses (rather than permitted) for potential environmental hazards such as
outdoor playing fields, or potential air and water contamination uses.
»Review landscape requirements to prohibit turf lawns and encourage native plantings in keeping
with wetland preservation, particularly in interface areas.
»Adopt Design Standards from Chapter [2] of this document
BP
»Consider reduction in minimum lot size if clustering for preservation areas.
»Consider vegetation requirement consistent with wetland habitats when interfacing.
»Reconsider setbacks in zoning code if preserving native habitat, allow more flexibility of the
building envelope.
»Eliminate requirement of agricultural buffer in favor of environmental buffer (keep residential
proximity protections when agriculture is a residential use.)
Natural Environment/Preservation
Evaluate the Feasibility of Acquiring Sensitive Lands as City-Owned Open Space
There has been a large amount of support for the preservation of open space in the Plan Area, as it
serves as a cultural and historical landmark for the region and critical habitat for wildlife. Aquiring
and preserving available open space in this area for passive recreation is a high priority. For a list of
recommended land acquisition tools, see Chapter 3.
DRAFT
34
Recommended Action Timeframe Responsibility Critical Path Category
Adopt recommended updates to City’s zoning designations of M-1 and BP including
codifying the Design Stands herein.Immediate Planning Built Environment/Design
Evaluate funding solutions to redesign and construct 2200W improvements, including
vehicular, stormwater, pedestrian, bicyclist, and landscape enhancements, such as a
special tax district.
Immediate City Council Services and Infrastructure
Evaluate the feasibility of acquiring sensitive lands as City-owned open space.Immediate City Council Natural Environment/Preservation
Prohibit new development facing 3200W and restrict through-traffic.Immediate Planning Built Environment/Design
Natural Environment/Preservation
Require new development in the Plan Area to obtain an environmental impact study.Short Term Planning Natural Environment/Preservation
Built Environment/Design
Require a border/buffer of at least 100 feet between wetlands and any site development
(e.g. buildings, parking, site features and amenities) within the Northpoint Plan Area.Short Term Planning Built Environment/Design
Natural Environment/Preservation
Support the development of a new north-south collector within the Plan Area to mitigate
traffic impacts to 2200 W.Short Term Planning Services and Infrastructure
Coordinate with Salt Lake County to provide efficient police and fire services in the Plan
Area.Short Term Public Utilities, Police, Fire,
Maintenance, Services and Infrastructure
Incorporate pedestrian and bike paths in new development within the Plan Area and along
2200 West .Long Term Planning, Engineering,
Transportation
Services and infrastructure
Built Environment/ Design
Support the annexation of contiguous parcels within the Plan Area.Ongoing Planning, City Council
Services and Infrastructure
Built Environment/Design
Natural Environment/ Preservation
Implementation Table
The following table includes a list of recommended key action items to achieve the vision for the
Northpoint Plan Area.
Implementation
DRAFT
SALT LAKE CITY NORTHPOINT SMALL AREA MASTER PLAN 35
Recommended Action Timeframe Responsibility Critical Path Category
Adopt recommended updates to City’s zoning designations of M-1 and BP including
codifying the Design Stands herein.Immediate Planning Built Environment/Design
Evaluate funding solutions to redesign and construct 2200W improvements, including
vehicular, stormwater, pedestrian, bicyclist, and landscape enhancements, such as a
special tax district.
Immediate City Council Services and Infrastructure
Evaluate the feasibility of acquiring sensitive lands as City-owned open space.Immediate City Council Natural Environment/Preservation
Prohibit new development facing 3200W and restrict through-traffic.Immediate Planning Built Environment/Design
Natural Environment/Preservation
Require new development in the Plan Area to obtain an environmental impact study.Short Term Planning Natural Environment/Preservation
Built Environment/Design
Require a border/buffer of at least 100 feet between wetlands and any site development
(e.g. buildings, parking, site features and amenities) within the Northpoint Plan Area.Short Term Planning Built Environment/Design
Natural Environment/Preservation
Support the development of a new north-south collector within the Plan Area to mitigate
traffic impacts to 2200 W.Short Term Planning Services and Infrastructure
Coordinate with Salt Lake County to provide efficient police and fire services in the Plan
Area.Short Term Public Utilities, Police, Fire,
Maintenance, Services and Infrastructure
Incorporate pedestrian and bike paths in new development within the Plan Area and along
2200 West .Long Term Planning, Engineering,
Transportation
Services and infrastructure
Built Environment/ Design
Support the annexation of contiguous parcels within the Plan Area.Ongoing Planning, City Council
Services and Infrastructure
Built Environment/Design
Natural Environment/ Preservation
DRAFT
CHAPTER 4
TOOLKIT
38
Using the Toolkit
The Northpoint Small Area Master Plan process spanned
fifteen months and included one-on-one interviews,
workshops, and other public events. As expressed by project
participants, key desired outcomes for the future of the Plan
Area include:
»Create a program to support a variety of incentives to
maintain or improve property values while preserving
open space.
»Identify a future land use plan that allows industrial
and business development while maintaining quality
of life for existing residential areas and preserving
natural habitat.
»Locate future development in a manner that can
support the efficient provision of city services.
»Identify appropriate buffering, building design, and
development characteristics to reduce impacts to the
environmental features and wildlife habitat associated
with the Great Salt Lake.
»Recommend methods to reduce the negative impacts
that future land uses may have on air quality, water
quality, noise, and light.
»Recommend tools to acquire and/or preserve open
space.
»Recommend strategies to improve traffic flow and
safety on 2200W.
These desired outcomes suggest that while development
in the Plan Area is in high demand, policies and strategies
need to ensure that development is designed and arranged
in a manner that respects the area’s sensitive landscape.
Toolkit Overview
DRAFT
SALT LAKE CITY NORTHPOINT SMALL AREA MASTER PLAN 39
A variety of tools have been developed to protect
natural open space and locate, configure, and
design new development in a manner that
protects both existing habitat and natural open
spaces. The preservation tools described and
analyzed in this Chapter represent existing and
potential strategies for the protection of habitat
and open space in the Plan Area. Tools have been
categorized as Regulatory, Incentive, or Land
Acquisition. This is not an all-inclusive listing of
tools, but an inventory that details each potential
tool, and provides examples.
In addition to land preservation tools, this
chapter covers financial tools available to fund
improvements to or reconstruction of 2200W.
The benefits and limitations of each tool have
been compiled from a number of sources,
including university research, other localities’
experiences, practical knowledge, and reports by
individuals who have made their own evaluations.
The implementation tools presented in this
Chapter constitute a menu of options that can be
considered to achieve the objectives of this Plan.DRAFT
40
Land Preservation Tools
Regulatory based tools may be used to protect sensitive lands and agricultural areas within
the Plan Area. These tools could be implemented by Salt Lake City through adoption of new
zoning and subdivision ordinances.
Development Code Updates
Code updates establish supplemental land development requirements within a specific area requiring
special attention, such as an environmentally sensitive area.
Clustering of Lots and Open Space/Cluster Development
Clustering is defined as a development pattern typically for residential use, in which homes are grouped
together rather than evenly dispersed over the land as in a conventional development.
Benefits Limitations
»Easily implemented
»Allows flexibility in design for developers
»Can apply to multiple areas within a city
»Time and cost effective
»Additional zoning requirements
»Not a permanent solution to protect land
from development pressures
Benefits Limitations
»Protects the natural resources of an area
»Creates wider wildlife buffers
»Creates opportunity for greater profits by
consolidating required open space into larger,
more impactful sizes
»Reduces impact of development on
watersheds
»Reduces cost to provide municipal public
services depending on how clustering is
accomplished
»Additional zoning requirements
»Not a permanent solution to protect land from
development pressures
»May not be a mandatory tool; thus there may
not be assurance that desired project designs
will be implemented by developersDRAFT
SALT LAKE CITY NORTHPOINT SMALL AREA MASTER PLAN 41
Special Standards and Design Guidelines
Additional regulations in new development or redevelopment projects can include standards for
elements like lighting, landscaping, building materials, noise, and landscape buffers.
Benefits Limitations
»Helps mitigate impacts of new development
on existing habitat and wildlife
»Easily implemented
»Allows flexibility in site design while preserving
area character and sensitive lands
»Additional zoning requirements
»May not be a mandatory tool; thus there may
not be assurance that desired project designs
will be implemented by developers
»Can be difficult for local officials to enforce
unless bonus criteria are clearly spelled out in
an ordinance or policy document
Sensitive Landscape Studies
Studies can determine additional steps that should be taken to mitigate impact of new development
to existing habitat.
Benefits Limitations
»Helps mitigate impacts of new development
on existing habitat and wildlife
»Easily implemented
»Offers insight into specific site requirements
for mitigation
»Additional zoning requirements
»Can be difficult for local officials to enforce
because requirements and study results may
vary based on specific sites
of participants were in support
of clustering lots and open space
of participants were in support
of development code updates
of participants were in support
of sensitive landscape studies
of participants were in support
of special standards
47%
30%
62%
37%
Regulatory Based Tools
DRAFT
42
Incentive Based Tools
Conservation Easements
Conservation easements are voluntary and legally binding agreements between a landowner (public
or private) and a qualifying organization (also public or private), in which permanent limitations are
placed on a property’s use and development. Conservation easements limit land to uses identified in
the easement, and thus protect it from development.
Benefits Limitations
»Permanently protects land from development
»Landowners may receive income, estate, and/
or property tax benefits
»Land remains in private ownership and on the
tax rolls
»Tax incentives may not provide enough
compensation for many landowners
»Since program is voluntary, it can be
challenging to preserve large tracts of
contiguous land or specific areas to be
protected
Transfer of Development Rights (TDR)
TDRs are tools that establish areas within a community for preservation (sending zones), and
additional growth (receiving zones). Sending zones can be areas of agricultural land, open space, or
other properties important to preserve. Receiving zones are areas that the community has designated
as appropriate for additional or increased development.
Benefits Limitations
»Permanently protects land from development
pressures
»Landowner is paid to protect their land
»Local government can target locations
effectively
»Low cost to local unit of government
»Utilizes free market mechanisms
»Land remains in private ownership and on tax
rolls
»Can be complex to administer
»Receiving area must be willing to accept
higher densities
»Can be a difficult program to establish,
especially in areas without city zoning
»May require cooperative agreements among
several local governments to establish sending
and receiving zones
Incentive based tools are voluntary and mostly based on the willingness of the landowner
to sell title or an easement on their property. Where public access and use are desired, fee-
simple ownership control is preferred through donation, purchase, or bargain sale of land to
a government entity, conservation organization, or public charity.
DRAFT
SALT LAKE CITY NORTHPOINT SMALL AREA MASTER PLAN 43
Purchase of Development Rights (PDR)
PDRs refer to the purchase of development rights on certain parcels of land by a unit of government
of a non-profit entity. Once purchased, a conservation easement is placed on the property.
Benefits Limitations
»Permanently protects land from development
»Landowner is paid to protect their land, while
allowing for ongoing use
»Local government can target desirable locations
effectively
»Land remains in private ownership and on the
tax rolls
»Program is voluntary
»Can be costly for local unit of government,
therefore land is generally protected at a
slower rate
»Land remains in private ownership, typically
with no public access
»Because the program is voluntary, it can
be challenging to preserve large tracts of
contiguous land
Preferred Development Sites
Also known as priority or target development areas, these are locations that have been identified
by a local government as favored for residential, commercial, and office growth based on adopted
growth management policies and plans. Development can involve new construction, redevelopment,
and/or adaptive reuse of buildings. Local governments may offer incentives, such as reduced fees or
increased housing density to developments in these areas in order to make them more attractive to
developers.
Benefits Limitations
»Land remains in private ownership and on the
tax rolls
»Local government can target locations
effectively
»Can be low cost to local unit of government
»Can be a difficult program to establish and
administer
»Not a permanent solution, delays development
in sensitive areas
»Tax incentives may not provide enough
compensation for many landowners
of participants were in support
of conservation easements
of participants were in support
of TDR Programs
of participants were in support
of PDR Programs
of participants were in support
of Preferred Development Sites
56%
30%
47%
25%
DRAFT
44
Land Acquisition Tools
Mutual Covenant
A mutual covenant is an agreement between adjoining landowners to control future land uses through
mutually agreed upon restrictions.
Lease
A lease is an agreement between agency and landowner to rent the land in order to protect and
manage sensitive resources.
Benefits Limitations
»Permanent covenants can be enforced by any
of the landowners or future landowners of the
involved properties
»Significant incentive to comply with restrictions,
since all parties are aware of use controls
»Can reduce property taxes
»Loss in market value from mutual covenants
does not qualify as a charitable deduction for
income tax purposes
»High cost
Benefits Limitations
»Low cost approach to site protection
»Landowner receives income and retains
control of property
»An alternative for preservation-minded
landowners not ready to commit to sale of
permanent easement
»Restrictions can be included in the lease to
direct the activities of the conservation agency
on the land
»Short-term protection strategy
»Leases are not permanent
»High cost
Acquisition and management of open space can be combined with regulatory measures to
broaden the effectiveness of a preservation program. These tools preserve open space and
their functions in the long-term. Although typically the most expensive solution, acquisition
is the strongest and surest means of protection.
DRAFT
SALT LAKE CITY NORTHPOINT SMALL AREA MASTER PLAN 45
Land Exchange
Land exchange is the process by which land sought to be protected may be exchanged for another
parcel that is more suitable for development
Benefits Limitations
»Lower acquisition costs
»Scattered properties can be exchanged for a
single, larger parcel
»Complicated process
»Not widely known and rarely used
»Subject to IRS regulations
»Property owners must be willing to participate,
and properties must be of equal value
»High cost
Land Banking
Land banking occurs when land is purchased and reserved for later use or development. Land could be
leased for immediate use (e.g. agriculture or athletic fields) or held for eventual resale with restrictions.
The local government functions as a land trust.
Benefits Limitations
»Local government proactively identifies and
purchases resource land
»Lowers future preservation costs by working
as a defense against future increases in
land prices, speculation, and inappropriate
development
»High cost
»Requires large upfront expenditures
»Public agency must have staff to handle land
trust functions of acquisition, management,
lease, or resale
of participants were in support
of Lease Agreements
of participants were in support
of Mutual Covenants
of participants were in support
of Land Banking
of participants were in support
of Land Exchange
29%
31%
27%
38%
DRAFT
46
Financial Tools
Overview
Northpoint represents an opportunity for Salt
Lake City to encourage economic development
that is compatible with the unique natural and
built environment of the area, including proximity
to the Salt Lake City International Airport. This
area is best suited for business park and industrial
development yet is hampered by the lack of
significant infrastructure including transportation
options and high-quality fiber broadband to the
area. To realize its potential, the area requires
substantial infrastructure improvements.
Funding options for these improvements are
discussed in this section of the report.
It is a challenging time to fund infrastructure as
construction costs are rising rapidly, along with
interest rates. Infrastructure is generally needed
before development can occur, which means
that revenues generated by the project are not
available for funding at the time they are most
needed. Rather, other funding means must be
identified, with revenue streams generated from
development used later as a payback mechanism.
Economic development is a key component
of generating new revenue streams and is
addressed in the full Financial Implementation
Report in Appendix D. This chapter contains with
the potential funding mechanisms that such
development could enable.
Market Analysis
Northpoint is suitable for industrial and
agricultural use, with limited residential. The area
is proximate to the Salt Lake City International
Airport and, as such, experiences high noise levels
that make residential development difficult.
The industrial market is strong in Salt Lake
County, with a vacancy rate of only 2.2 percent
and rising lease rates which have increased from
an average (NNN) rate of $0.53 in 4th quarter
2020 to $0.63 in 4th quarter 2021. Total Salt
Lake County inventory approximates 135 million
square feet, with 9 million square feet of space
under construction. In the northwest quadrant of
Salt Lake County, the vacancy rate is 2.65 percent,
with year-to-date (YTD) absorption of 7.5 million
square feet and an average asking rate of $0.60
(NNN).
Based on vacant acreage in the Plan Area that
the Salt Lake County Assessor’s Office currently
classifies as industrial, the area could absorb an
additional 650,000 to 1,000,000 square feet of
industrial space. This appears reasonable given
current absorption patterns and the shortage
of industrial space in the market. The biggest
obstacles to industrial development appear to be
supply chain shortages, rising construction costs
and rapidly escalating interest rates.DRAFT
SALT LAKE CITY NORTHPOINT SMALL AREA MASTER PLAN 47
Financial Tool | Tax Increment Areas
Through the creation of a tax increment area, tax revenues generated within the designated Plan Area
are split into two components:
»(i)Base Revenues | The amount available before the tax increment area is established. Base
revenues are shared among a mix of local governments that have the power to assess taxes
such as schools, cities, counties, and special districts; and
»(ii)Incremental Revenues | These are tax revenues in excess of the base revenues that are
generated by new growth in the Plan Area. If a Plan Area is created, the incremental tax revenues
can flow to the Plan Area for a period of time to encourage economic development.
Some states, including Utah, allow incremental local sales tax revenues, as well as property taxes, to
flow to a Plan Area for a period of time. By giving exclusive use of incremental revenues to the Plan
Area, the creation of a successful tax increment area generates a new revenue stream that can be
used to pay for projects, provide incentives to developers, or collateralize tax increment bonds.
The most common uses of tax increment have been for infrastructure such as roads, utilities,
telecommunications, electrical upgrades and burying power lines, and parking structures. Tax
increment has also been used for demolition, tenant improvements, land acquisitions, environmental
cleanup, trails, lighting, signage, playgrounds, incentives to developers, economic development
activities and housing.
Utah currently allows for the enactment of three types of tax increment areas:
»Community Reinvestment Areas (CRAs)
»Transportation Reinvestment Zones (TRZs)
»Housing & Transit Reinvestment Zones (HTRZs)
Of these three types of tax increment areas, CRAs and TRZs could be used as financing tools for
the Plan Area. HTRZs rely on density of housing and this type of development is not suitable for
Northpoint.
DRAFT
48
Community Reinvestment Areas (CRA)
In Utah, tax increment areas have been known by a wide variety of names over time – RDAs, URAs, EDAs,
CDAs, and now as CRAs or Community Reinvestment Areas. As of 2016, the Legislature combined all
types of Plan Areas—urban renewal, economic development, and community development into a new
single “Community Reinvestment Plan Area” (CRA). Existing Plan Areas will be allowed to continue,
but all new Plan Areas will be known as CRAs.
The CRA Budget may either be approved by a Taxing Entity Committee (TEC) or through Interlocal
Agreement with taxing entities, except where the Agency chooses to conduct a blight study to
determine the existence of blight and to utilize limited eminent domain powers, which requires the
approval of the TEC of both blight and the budget.
If there is a finding of blight, 20 percent of the tax increment must be set aside for affordable housing.
For all other projects, 10 percent of the tax increment is required to be set aside for affordable housing,
if the annual increment is over $100,000. However, housing funds may be spent for affordable housing
statewide and are not limited to being spent within a Plan Area. Noticing and hearing requirements
apply with the CRA designation.
After the tax increment collection period has expired, the tax increment dollars that previously flowed
to the CRA will flow to the taxing entities that levy the property taxes within the Plan Area. In most
cases, taxing entities receive more property tax revenues annually following expiration of the tax
increment collection period than before, as property values are likely to have increased significantly
through the redevelopment process.
Benefits Limitations
»Creates a new revenue stream. »Requires cooperation of other taxing entities.
»Relatively easy to create. »10% of revenues must be directed to
affordable housing.
»Flexible uses of funds. »Revenues may take years to build up as
development occurs over time.
DRAFT
SALT LAKE CITY NORTHPOINT SMALL AREA MASTER PLAN 49
Transportation Reinvestment Zone (TRZ)
A TRZ is one type of area that can be formed where tax increment can be used to accelerate development
within the defined Plan Area. According to Utah Code §11-13-103(22), “Transportation Reinvestment
Zone” means an area created by two or more public agencies by interlocal agreement to capture
increased property or sales tax revenue generated by a transportation infrastructure project. TRZs
are ideal for projects such as Frontrunner, light rail, or major arterials that span multiple jurisdictions.
Any two or more public agencies may enter into an agreement to create a transportation reinvestment
zone but one of these entities must have land use authority over the TRZ area – in other words, Salt
Lake City must be a partner in this endeavor.
Benefits Limitations
»Creates a new revenue stream. »Revenue directed to transportation projects
will not be available to provide other services.
»Relatively easy to create. »Requires cooperation between at least two
entities.
»Projected to produce substantial revenue
stream over time.
»Must find a nexus with transportation
projects to justify use of the increment.
»No affordable housing requirement. »Revenues may take years to build up as
development occurs over time.
DRAFT
50
Tax Increment Bonds
Tax Increment Bonds were developed in California in 1952 as an innovative way of raising local
matching funds for federal grants. They became increasingly popular in the 1980s and 1990s, when
there were declines in subsidies for local economic development from federal grants, state grants,
and federal tax subsidies (especially industrial development bonds).
Tax Increment Bonds are collateralized by the incremental growth in property taxes within a given
Plan Area. They capture the future tax benefits of real estate improvements to pay the present cost
of those improvements. It is a financing strategy designed to make improvements to a targeted Plan
Area or district without drawing on general fund revenue or creating a new tax.
Benefits Limitations
»Create a new revenue stream that can
fund capital improvements and economic
development.
»Tend to carry higher interest and costs of
issuance.
»Creating entity does not have to bear
financial burden alone but can share it with
other taxing entities within a Plan Area.
»Often require the cooperation and
agreement of multiple taxing entities to
generate sufficient incremental revenues
to finance the desired infrastructure.
»Tax increment revenues can be used to
pay for administrative expenses.
»Bonds can’t be sold unless the tax
increment is already flowing or is imminent
and nearly certain to flow or is enhanced
by a government’s credit or other
mechanism.
»Financial and legal liability is limited by
having a redevelopment agency.
»Typically take longer from start to finish
than other financing types.
»Creating entity may gift tax revenues
or property to provide incentives for
development.
»Critics of Tax Increment Bonds sometimes
assert that tax increment is just a
reallocation of tax revenues by which
some municipalities win, and others lose.
»Creating entity may be able to encourage
or accelerate the timeframe of desired
development types through offering tax
increment incentives to the developer.
»Mortgage on the property can also be
given as bond security under Utah law in
addition to incremental revenue.
DRAFT
SALT LAKE CITY NORTHPOINT SMALL AREA MASTER PLAN 51
Financial Tool | Public Infrastructure Districts (PIDs)
PIDs are generally most successful in larger, undeveloped areas where there are significant
infrastructure needs. Because the unanimous consent of all property owners is required for the creation
of a PID, it is difficult to establish PIDs in areas with numerous property owners. However, portions of
the study area could be included – especially those areas with larger parcels, fewer property owners,
and significant infrastructure needs.
If created, a PID can be combined with other revenue sources such as tax increment and those revenues
could be used to pay the PID bonds. These funding tools may further facilitate development and
increase property values, which may in turn provide for more opportunities to fund basic infrastructure
(through tax increment financing or general tax collection). The PID tool allows for creation of a
separate taxing entity in order to fund public infrastructure. Ultimate users of the property pay for the
improvements via the taxing entity through property assessments. These assessments permit for
bonding, allowing for covering upfront infrastructure expenses that are repaid over periods typically
near 30 years. This tool results in higher property taxes for property owners/users in the defined
district.
Benefits Limitations
»Create a new revenue stream that can
fund capital improvements and economic
development.
»Tend to carry higher interest and costs of
issuance.
»Any debt issued is not on the books of the
local government entity.
»Cities may feel it limits public support for
future tax rate increases or bond elections
due to the perception of already-high rates.
»Can raise a significant amount of revenue
with legally-allowed tax rates of up to 15
mils.
»Requires unanimous support of all taxing
entities to put in place.
»Accelerates development timeframe
through upfront funding for capital costs.
»Ongoing PID governance
»Can reduce the need for impact fees. »Competitiveness of site with other sites
given higher tax rates
»Mortgage on the property can also be
given as bond security under Utah law in
addition to incremental revenue.
»Cost is much lower than other
development financing.
DRAFT
52
Special Investment Areas (SAAs)
Special Assessment Areas (“SAAs”), formerly known as Special Improvement Districts or “SID”s, are
a financing mechanism that allows governmental entities to designate a specific area for the purpose
of financing the costs of improvements, operation and maintenance, or economic promotion activities
that benefit property within a specified area. Entities can then levy a special assessment, on parity
with a tax lien, to pay for those improvements or ongoing maintenance. The special assessment can
be pledged to retire bonds, known as Special Assessment Bonds, if issued to finance construction of
a project. Utah Code §11-42 deals with the requirements of special assessment areas.
The underlying rationale of an SAA is that only those property owners who benefit from the public
improvements and ongoing maintenance of the properties will be assessed for the associated costs
as opposed to other financing structures in which all City residents pay either through property taxes
or increased service fees. While more information about SAAs is included below, it could be difficult
politically for the City to obtain support from a large number of property owners.
Benefits Limitations
»Bonds are tax-exempt although the interest
cost is not as low as a GO or revenue bond
»Forty percent of the assessed liability, be it one
property owner or many could defeat the effort
to create the SAA if they do not want to pay
the assessment
»No requirement to hold a bond election but
the City must hold a meeting for property
owners to be assessed before the SAA can
be created
»Some increased administrative burden
for the City although State law permits
an additional amount to be included
in each assessment to either pay the
City’s increased administrative costs or
permit the City to hire an outside SAA
administrator
»Only benefited property owners pay for the
improvements or ongoing maintenance
»The City cannot assess government-owned
property within the SAA
»Limited risk to the City as there is no
general tax or revenue pledge
»Flexibility since property owners may
pre-pay their assessment prior to bond
issuance or annually thereafter as the
bond documents dictate – if bonds are
issued
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SALT LAKE CITY NORTHPOINT SMALL AREA MASTER PLAN 53
Impact Fees
Impact fees are one-time fees paid by new development to offset the capital costs associated with
new development for basic utilities such as water, sewer, storm water, public safety, roads and parks/
trails. In order to collect impact fees, cities must carefully follow the requirements of Utah Code 11-
36a which includes the following major steps.
»Prepare and pass a resolution authorizing study of an impact fee
»Conduct an impact fee study to determine the appropriate amount of such a fee
»Provide public notice of the possible fee 14 days prior to the public hearing
»Hold a public hearing to take comment regarding the proposed fee
Salt Lake City has already established impact fees that could be used to generate revenues on projects
developed within its City boundaries. However, Salt Lake County would need to charge impact fees
on the unincorporated areas of North Point. Impact fees collected would need to be spent on capital
projects listed in each respective entity’s Impact Fee Facilities Plans (IFFPs). Therefore, careful
coordination would need to take place between Salt Lake City and the County to ensure that the costs
of needed projects are fairly allocated between the two entities.
Benefits Limitations
»New development pays for its fair share of the
costs incurred by new development
»Adds additional costs to development
»Impact fees are generally paid when
building permits are issued; therefore,
funds are often not available upfront when
infrastructure needs are greatest
»Impact fees cannot be used to cure
existing deficienciesDRAFT
APPENDIX A
EXISTING CONDITIONS
5656
Water and Air Quality
Air Quality
Salt Lake City is often faced with some of the
worst air quality in the world. Major declines in air
quality typically occur during the summer or winter
due to the Salt Lake Valley’s unique geographical
makeup and position. In the summer, wildfire
smoke often travels east from California, Oregon,
and the region’s mountain ranges adding to
pollution from cars, industry, and other elements
leading to harmful ozone levels. In the winter,
close proximity to the Wasatch Mountains leads
to temperature inversions in which cold air gets
trapped under a layer of warm air, acting like a
lid keeping pollutants from escaping. During the
winter, air pollution sources are transportation
(50%); area sources (e.g gas stations, auto-body
shops, etc.) (35%); and industry (15%).
The Plan Area experiences these same seasonal
issues with air quality, as well as consistent
impacts due to proximity of both the Salt Lake
City International Airport, and I-215.
I-215 limits connectivity to residential
neighborhoods and services in both Salt Lake City
and North Salt Lake City. With few daily services,
such as grocery stores, within the expanded area,
residents contribute to higher trips and higher
mile traveled, exacerbating air quality issues.
Graphic 1.3 | Regional Air Quality | Source: AirNow.Gov Graphic 1.4 | SLC Air Quality | Source: Scott Winterton Deseret News
Existing Conditions
DRAFT
SALT LAKE CITY NORTHPOINT SMALL AREA MASTER PLAN 57
Water and Wetlands
The presence of wetlands adjacent to the Jordan River
Delta and at the edge of the Great Salt Lake is the most
pertinent environmental issue in the area. Roughly 75% of
Utah’s wetlands surround the Great Salt Lake, providing
environmental and socioeconomic benefit.
The wetlands surrounding the Northpoint Subarea are part
of an intricate and diverse ecosystem. Wetlands benefit
the environment by acting as sponges to capture, store,
and slowly release water, storm buffers, groundwater and
aquifer recharge, and sediment traps. Wetlands also serve as
critical habitat areas by providing food, shelter, and resting
places. Wetland benefits extend to provide recreational and
agricultural opportunities.
Graphic 1.5 | Wetlands Surrounding Northpoint | Source: National Wetlands Inventory
A portion of these wetlands are
designated playas, categorized by
their dry, hollowed-out form that fill
with water during rainstorms and by
underlying aquifers. The Great Salt
Lake is the largest saltwater lake in the
Northern Hemisphere, meaning as the
playas fill and eventually evaporate,
they leave large salt deposits behind.
Freshwater forested and shrub
wetlands are found adjacent to the
area, and are typically associated with
woody plants such as willows.
The current historic high water
elevation for the Great Salt Lake is
4,211 feet last reached in 1986, and
causing dramatic flooding. As of
November 2021, the Lake’s water level
has dropped to the lowest in recorded
history at 4,190 feet, likely due to
the extreme drought conditions the
state is facing. In response to the
unpredictability of the Lake, most
planning agencies identify the contour
of 4,217 feet, as the limit of safe
development. Any new development
must meet this minimum elevation. DRAFT
58
Soil Types
The soil types within Northpoint vary and provide
considerations for the types of development that
can be accommodated in the Plan Area. The soil
types dominating the area are fine sandy loam,
silt loam and silty clay loam. Most of these soils
have a water table depth between zero and fifty
inches and are subject to the effects of frost.
These high water table depths affect drainage and
compressibility which impact new development
potential. In addition, the soil types that dominate
the area can cause problems for septic systems
and filter fields, making it harder to maintain water
quality.
Natural Environment
Graphic 1.6 | Recreational and Natural Landmarks Near Northpoint
Graphic 1.6 | Prime Agricultural Soil | Source: National Resource Conservation Service
DRAFT
SALT LAKE CITY NORTHPOINT SMALL AREA MASTER PLAN 59
Hazards
The greater Salt Lake City area faces natural
hazards that impact rate and location of
development. As climate change continues to
exacerbate extreme weather events, planning
with these common hazards in mind can
help maintain the safety and comfort of the
community.
Clean air and water supply are among the top
concerns of Salt Lake residents. In August
of 2021, Salt Lake City was ranked the worst
air quality of any major city in the world by
IQAir.com, prompting residents to take extra
precautions. The Salt Lake County Health
Department released tips to stay safe during
extreme air conditions such as staying indoors
with windows shut, avoiding exercise, and
wearing masks outdoors.
The area, along with many other parts of the
state, is currently under exceptional drought
conditions, with fire restrictions and irrigation
allotment reductions in place. Salt Lake City
also experiences threats of extreme heat,
wildfire, debris flows, flooding and earthquakes.
Graphic 1.7 | Utah Drought Conditions | Source: National Drought
Mitigation Center at University of Nebraska-Lincoln, 2021.
Summer 2021 Drought Conditions
The City of Salt Lake has proposed land use amendments to prevent large water users from being located within The City that may have a significant impact on The City’s water resources. The new limit for industrial and commercial land uses is 300,000 GPD (based on an annual average) of potable/culinary water. The limit applies to existing and new uses on a temporary basis until January 2022.
DRAFT
60
Wildlife and Habitat
The Great Salt Lake and surrounding wetlands
are a crucial habitat for many species of animals.
With 400,000 acres of wetlands, birds of regional
and national importance are drawn to the area as
a sanctuary for breeding and eating. Every year,
millions of birds from 338 different species stop
here to feed during migrations. Among the most
common species observed in the Plan Area are
the European Starling, Red-winged Blackbird,
Yellow-headed Blackbird, Northern Pintail, and
Canada Goose.
Although the Farmington Bay area is classified
as freshwater, the northern-most regions of the
Great Salt Lake can be composed of nearly 28%
salt. This creates a wide diversity of habitats
for many different plants, invertebrates, reptiles,
amphibians, mammals, and birds.
European
Starling
DOMINANT BIRD TYPES IN
NORTHPOINT
Canada
Goose.
Red-winged
Blackbird
Yellow-headed
Blackbird
Northern
Pintail
DWR Bird Habitat Boundaries
Graphic 1.8 | Dominant Bird Species in Northpoint Graphic 1.9 | Bird Habitat | Source: Department of Wildlife Resources GIS
Data
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SALT LAKE CITY NORTHPOINT SMALL AREA MASTER PLAN 61
Organizations
There are many organizations with interest in the
Plan and surrounding areas, including the Duck
Clubs, Salt Lake City International Airport, and
Friends of the Great Salt Lake. The Friends of Great
Salt Lake is a nonprofit organization founded in
1994 to protect the Great Salt Lake ecosystem
and increase public awareness and appreciation.
The Rudy Duck Club, founded in 1909 and named
after the original land owner Frank Rudy, acquired
land and associated water rights in the early
1900s to preserve the ecosystem for private duck
hunting.
Agriculture
The top producing crops in Salt Lake City,
according to the 2017 Census of Agriculture, are
wheat, hay, vegetables, pumpkins, and sweet corn.
Within the Plan Area, current residents also own
a variety of livestock. The majority of the housing
stock supports the agricultural uses surrounding
them. Within these lots there has been a pattern
of subdividing larger lots into small lots for family
members. There is a rich history of the agricultural
lifestyle within Northpoint that the community
desires to be preserved. According to the State
Soil Conservation Service, the Plan Area contains
prime farmland located north of 2800 North on
the eastern side of 2200 West.
Water Related Land Uses
Graphic 1.10 | Water-Related Land Uses | Source: ESRI Living Atlas
DRAFT
62
Built Environment
62
Airport
The Salt Lake International Airport, located just
south of the Plan Area, is one of the busiest airports
in North America. The airport is also a major hub
for Delta airlines and provides approximately 370
flights per day from its location. As the airport
inherently produces high noise volumes and air
quality issues, it has a significant impact on the
surrounding areas and determining appropriate
land uses in Northpoint.
The Salt Lake Airport recently adopted a new
Master Planing process, the first since 1998, to
provide guidelines for future airport development
and to optimize existing facilities for future
aviation demand and increase airport capacity.
The resulting strategic vision illustrates locations
for a third parallel runway and Concourse C which
are not anticipated to be built within the next
twenty years.
The City has formally regulated the land uses
surrounding the airport to protect the greater
community and reduce negative impact. In 1971,
zoning ordinances were adopted allowed within
Northpoint and in 1983, the zoning ordinances
were supplemented with regulations that
prohibited incompatible uses like residential
housing.
Development Constraints
Existing development within Northpoint
experience consequences from their proximity to
the airport and overhead flights. Some existing
residences face increased risk for airplane
crashes and high noise levels from the consistent
flights. The Department of Airports recommends
limiting the number of new residences allowed
in Northpoint to reduce harm for the community
in the future. The Federal Housing and Urban
Development Department (HUD) does not provide
any assistance, subsidy or insurance for projects
located in Runway Clear Zones, Clear Zones and
Accident Potential Zones. As a result, this Plan
considers alternative uses within those zones.
The Salt Lake International Airport and Salt Lake
City own several parcels surrounding the airport
that were purchased to preserve as undeveloped.
This, along with noise contours and influence
zones limits development potential in the Plan
Area.
Northpoint lies within Influence Zone A/B
meaning, the aircraft noise from overhead flights
can interfere with daily living activities including
sleep, conversations and listening to media. The
Federal Aviation Administration (FAA) requires
that each airport study the noise impacts and
create a Noise Compatibility Program associated
with alleviating noise issues.
The Salt Lake City Noise Compatibility Program
has implemented measures to increase
compatibility with surrounding land uses
Esri, HERE, Garmin, (c) OpenStreetMap contributors, and the GIS user community
NORTHPOINT
BOUNDARY
SLC Airport-Owned Parcels
Graphic 1.11 | Parcels Owned by the Salt Lake City International
Airport | Source: Assessors Parcel Data
DRAFT
SALT LAKE CITY NORTHPOINT SMALL AREA MASTER PLAN 63
including maximization of flight times between
7am and 10pm. It has also implemented adjusted
flight routes in pursuit of reduced disruption.
As residential uses should be limited in Northpoint
because of these constraints, there are other uses
and opportunities for development that are more
compatible with the airport.
Economic Contribution
The Salt Lake City International Airport, is a key
driver of the local and regional economy. Through
protecting airport infrastructure and facilities
from adjacent land uses that reduce or eliminate
its ability to function at the highest capacity, the
Salt Lake City International Airport can continue
to act as an asset to the greater community.
SLC Airport Noise Contours SLC Airport Protection Overlays
Graphic 1.12 | SLC Airport Noise Contours | Source: SLC GIS Data Graphic 1.13 | SLC Airport Overlays | Source: SLC GIS Data
DRAFT
64
Land Use
Industrial and Business Uses
Within the Plan Area, there lies existing manufacturing zoning (M-1) that serves as a buffer between
the airport and Interstate 215 (I-215). In July 2016, the City Council changed the zoning of properties
located along 2200W between 2100N and North Temple Street to Light Manufacturing (M-1) to
implement area master plans and maximize economic development potential.
Light Manufacturing (M-1) allows for light industrial uses that produce little to no impact on neighboring
properties and results in a clean, attractive industrial setting. This use is compatible with the adjacent
airport and is less impacted by the negative aspects of nearby I-215 than residential uses. The M-1
designation allows more types of business than the Business Park (BP) designations. The more
significant differences between the two zoning districts are related to open space and building location
requirements. The BP designation requires 15% open space, while M-1 requires no open space. M-1 also
has reduced setback requirements.
Approximately half of the Plan
Area is designated BP. The intent
of the BP designation is to provide
an attractive environment for
modern offices, light assembly and
warehouse development, and to
create employment and economic
development opportunities in a
campus-like setting.
Graphic 1.14 | SLC and SLCo Zoning | Source: SLC, SLCo, and North Salt Lake GIS Data
DRAFT
SALT LAKE CITY NORTHPOINT SMALL AREA MASTER PLAN 65
Agricultural and Residential Uses
The Plan Area contains several agricultural
zones under both City and County jurisdiction,
including Salt Lake City’s (SLC) AG-5 and AG-2,
and Salt Lake County’s (SLCo) A-2 zone preserves
agricultural uses on lots no less than two acres
and, similarly, AG-5 provides for agricultural uses
on no less than five acres. The A-2 zone allows for
low-density residential and supporting agriculture
as a conditional use, on a minimum lot size of one
acre.
Zone Minimum
Lot Area
Front
Setback Primary Uses
M-1
(SLC)
10,000
sq.ft.15 ft.Light
Manufacturing
BP
(SLC)
20,000
sq.ft.30 ft.Business/
Office
AG-2
(SLC)2 acres 30 ft.Agriculture/
Single-Family
AG-5
(SLC)5 acres 30 ft.Agriculture/
Single-Family
A-2
(SLCo)1 acre 30 ft.Single-Family
Graphic 1.15 | Residential in the Plan Area
DRAFT
66
Utilities
Broadband
The Plan Area is serviced by a mix of fixed wireless and wireline (cable, dsl and fiber)broadband
internet. Within the census tract that Northpoint occupies, 10.60% of households are without internet
access. The companies serving the area are Centurylink for local exchange, Rocky Mountain Power for
electric utility territory and Dominion Energy for natural gas. The Utah Broadband Plan adopted in
January 2020 set a goal to “Utilize best practices to encourage continued expansion of broadband
deployment and increase speeds for everyone to 25 Mbps or better in communities throughout Utah”.
The Plan Area currently has network speeds of 90.47/28.05 Mbps and its max advertised consumer
download speeds are 10,000.00 Mbps.
Active Building Permits and Recent Development
There are currently a few active building permits within
Northpoint that congregate along the 2200 W roadway
and fall under the M-1 and BP zoning designations.
A new development called Moonlake Farms has an
active engineering permit and is among one of ten
active permits for growing cannabis in Utah. There is
also a new Industrial Building being built just north
of the Sherman Williams. Along the 2100N roadway,
two new multi-tenant warehouse building have active
permits as well.
A key development proposal currently is the Swanner
Subdivision, a 434-acre master planned development
with about 5 million square feet of industrial on the C
shaped parcel shown below currently zoned BP. This
development would likely be cause for improvements
on 2200 West to account for new increase in traffic.
Another major development conversation in this
area is the Misty River annexation and proposed
development. This proposed 350-acre annexation
was initiated from the land owners, who wish to annex
their land into North Salt Lake from Salt Lake County
in order to preserve 220 acres for Cross E Ranch to
continue functioning as a working farm and develop
125 acres into a residential planned community of
nearly 1,000 new homes.
Esri, HERE, Garmin, (c) OpenStreetMap contributors, and the GIS user community
Ut
a
h
I
n
l
a
n
d
Po
r
t
A
u
t
h
o
r
i
t
y
Proposed Swaner
Subdivision
Proposed North
Salt Lake
Annexation
22
0
0
W
2100 N
3200 N
Graphic 1.16 | Active Applications DRAFT
SALT LAKE CITY NORTHPOINT SMALL AREA MASTER PLAN 67
Industrial Wastewater
The Salt Lake City Corporation’s pretreatment
program oversees industrial wastewater
discharged into the City’s sanitary sewer system.
Industrial wastewater treatment, to reduce or
eliminate conventional and toxic pollutants, prior
to discharge into to the POTW (publicly owned
treatment works) is required and regulated under
the Clean Water Act.
Salt Lake City is also undergoing redevelopment
of its Water Reclamation Facility. The wastewater
system will address new regulation from the
Environmental Protection Agency (EPA) and
Utah’s Department of Water Quality to reduce
pollution and transform aging infrastructures.
The Water Reclamation Center is located about a
mile to the east of Northpoint and is replacing the
old structure, which was 55 years old.
Service Areas
The Salt Lake City Public Utilities service area
covers most of Northpoint with the exception of
a portion to the north, just south of the Jordan
River and a portion on the southern boundary.
The remaining area is considered unincorporated
territory. Though there are few sewer lines to
this area, development is encroaching from the
southeast and slowly extending utilities with it.
Many residential and agricultural properties in
this area rely on septic sewer systems.
Street Lighting
Public Utilities within Salt Lake manages and
maintains more than 15,000 street lights,
including those in Northpoint. The few residences
and commercial customers within the area
support street lighting through a monthly user fee,
included in the bill for drinking water, wastewater,
stormwater and sanitation services.
The initial capital improvement program for street
lighting in 2012 included a metric of converting
the City’s entire inventory to high-energy efficiency
LED lamps by the end of 2021. The continuous
lighting maps do not extend into the Plan Area
likely due to the lack of development in the area
and the irregular Salt Lake City boundary.
Irrigation Canals
There are several irrigation canals running through
Northpoint that serve the greater Salt Lake City
area. The Rudy Drain runs diagonally across the
study area from its connection to the Greater Salt
Lake in the upper northwest quadrant to the lower
southeast quadrant. Running along the western
boundary is the Salt Lake City Canal Sewage. The
southern boundary has a Reclamation ditch just
north of the international airport.
Graphic 1.17 | Utilities in Northpoint | Source: SLC GIS Data
DRAFT
68
Transportation
The eastern edge of the Plan Area runs along I-215, which
acts as the main transportation route for the larger area.
As Northpoint currently has little development beyond a
small portion of residential housing to the northwest and
light industrial to the south, the transportation routes
within the Plan Area consist mainly of gravel roads. 2200
W divides the area into clear sections which suggest
an informal development boundary along the roadway.
Recent development in the area has almost exclusively
been, between the roadway and I-215. Other roads in the
2019 Average Annual Daily Traffic Counts
Plan Area include 3200W, a gravel
road with minimal traffic that serves
as the western boundary of the Plan
Area, 3500N at the northern boundary,
2100N at the southern boundary, and
several gravel and paved residential
and commercial driveways.
The main entries to the Plan Area are
the exit from I-215 to 2100N from the
south, and Center Street/3500N from
the north. With increasing development
pressure in the Plan Area, it will become
increasingly important to make
improvements to these interchanges
and enhancements to 2200W.
Public Transportation
The public transportation options that
connect the Plan Area are limited. The
454 Green bus line extends to Airport
Station on the south side of Salt Lake
City International Airport but does not
reach the Plan Area. The closest bus
line to the area is the F522 Line running
north/south on 2200W. This bus line
reaches the southern boundary and its
final stop is near the Boeing warehouse.
This bus line offers access to the light
industrial and commercial businesses.
This accessibility suggests that
increasing the amount of industrial and
commercial centers within the southern
half of Northpoint would be supported
by public transportation.
Route 200 extends along Redwood
Road to the southeast of Northpoint.
However, this adjacent route is not
Graphic 1.18 | Average Annual Daily Trips | Source: UDOT
DRAFT
SALT LAKE CITY NORTHPOINT SMALL AREA MASTER PLAN 69
accessible within a 15-minute walk of current
homes of businesses within Northpoint.
Bike Accessibility
The major bikeways extending through the Plan
Area are the Jordan River Trail, Parkway Trail,
and a bike lane along 2200W and 2100N. The
bikeways along 2200W and 2100N are designated
medium comfort by Bike SLC. The painted bike
lane disappears as the surroundings become
more rural moving northbound through the Plan
Area. These routes do not have high traffic but
bikers must share the roads with vehicles in the
same lanes.
Economic Impact of Transportation
Limited access to public transportation and the
barrier of I-215 require households in the Plan Area
to rely on personal vehicles or rideshare options
to commute to and from work, errands, and
schools. The Center for Neighborhood Technology
recommends a household spend no more than
15% of their annual income on transportation.
For a regional-typical household in this area, that
means no more than $9,329. Households in this
census block spend an average of $16,167- 175%
higher than this benchmark. This is also higher
than the Salt Lake City average of $13,211.
Graphic 1.19 | Annual Driving Costs per Household | Source: Center for
Neighborhood Technology
Graphic 1.20 | Utah Transit Authority Bus
DRAFT
70
Less ResidentsM ore Residents
70
Northpoint Community
Demographics
Over the last decade, Salt Lake City has grown
by roughly 14,000 new residents. Most of this
growth has been concentrated in downtown Salt
Lake City, Central City, and Sugarhouse, each of
which grew by over 2,000 residents between 2010
and 2020. Northpoint falls within the Westpointe
Community Council area, which saw a population
decrease (-1.6%) over the last decade.
Approximately 140 people live within the Plan Area
in roughly 60 households. City Council District 1,
which encompasses the Plan Area boasts the
largest share of Hispanic or Latino Population
(48%) of all Council Districts.
Economy
105 people are employed within the Plan Area
but live elsewhere, and 74 Northpoint residents
commute out of the area for work. No residents
both live and work within the Plan Area.
Of the jobs within the Plan Area boundary,
Wholesale Trade (30% of the jobs) and
Transportation and Warehousing (22%) are the
most common industries. In 2018, about 54% of
those jobs within the Plan Area boundary provided
less than $40,000 per year in salary, roughly 63%
of the median household income for overall Salt
Lake City residents at $63,971.
105 People Commute
IN for work
74 People Commute
OUT for work
0 People Live and
Work in the Area
Population by TAZ
Graphic 1.21 | Commuting Patterns and Population | Source: U.S. Census 2019
Less Residents More Residents
DRAFT
SALT LAKE CITY NORTHPOINT SMALL AREA MASTER PLAN 71
Within and immediately outside of the Plan
Area, major employers include the Salt Lake City
International Airport, Amazon, and the Salt Lake
Mosquito Abatement Center.
Those who live in the Plan Area have a higher
median household income than the City as
a whole at $75,791 and tend to work in the
service industry, transportation and utilities, or
manufacturing.
Housing
There are about 60 homes within the Plan Area
and 1,487 housing units in the associated census
tract. Housing is concentrated east of 2200W due
to environmental constraints and airport impacts.
Housing within the Plan Area is comprised entirely
single-family housing units, some of which are
agricultural properties.
The Plan Area has a high rate of owner-occupied
units at 85.4% and an average home value of
$438,000. This is higher than the median price for
the zip code as a whole at $346,900. The zip code
saw a 24% increase in home prices between 2020
and 2021.
The Center for Neighborhood Technology
estimates that households within the Plan Area
are spending on average, 47% of their income on
housing and transportation costs every month.
As Salt Lake County grows and expands west,
combining housing and transportation costs
into one number offers an expanded view of
affordability by showing the impacts of a longer
daily commute on the affordability of a community.
The Center for Neighborhood Technology sets a
housing and transportation spending benchmark
of no more than 45% of a household’s income,
rather than using the traditional rule of no more
than 30% on housing alone.
Funding the Future
Salt Lake City Council approved a 0.5% sales tax
increase in May 2018. This increase will typically
generate about $34 million a year in ongoing
funding and is the first part of a funding strategy
to address street conditions, affordable housing,
public transit, and neighborhood safety. The Plan
Area could benefit from funding for an affordable
housing program and increased neighborhood
safety.
47%
Housing: 23%
Transportation:
24%
Graphic 1.22 | Housing and Transportation Costs as Percent of Income Per Household | Source: Center for Neighborhood Technology
DRAFT
72
Community Amenities
The Plan Area is bordered by the Jordan River
connecting Utah Lake to the Great Salt Lake,
and passing through three counties. Many
sections of the Jordan River have access trails
running parallel to the river and connect nearby
parks. Although the Plan Area lies adjacent
to the River, the formal trail stops to the to the
east of I-215. Directly east of the Plan Area are
the Regional Athletic Complex, Jordan River
OHV State Recreation Area, Westpointe Park,
Northstar Elementary School, and Northwest
Middle School. Only one crossing of I-215 allows
for access to these areas. As shown below, I-215
severely limits access to community resources
like schools, religious organizations, recreation,
and other gathering areas.
JORDAN RIVER OHV
STATE RECREATION AREA
JORDA
N RIVER
CENTER STREET TRAILHEAD
COLISEUM FITNESS
SPECTRUM ACADEMY
FOXBORO
ELEMENTARY
NORTHWEST MIDDLE SCHOOL
NORTHSTAR
ELEMENTARY
SCHOOL
ROSEWOOD PARK
GUADALUPE SCHOOL
SALT LAKE CENTER FOR SCIENCE EDUCATION
REGIONAL ATHLETIC COMPLEX
UNITY BAPTIST CHURCHWESTPOINTE
PARK
Graphic 1.23 | Amenities near the Plan Area
I
2
1
5
B
A
R
R
I
E
R
DRAFT
SALT LAKE CITY NORTHPOINT SMALL AREA MASTER PLAN 73
Graphic 1.24 | Trailhead map of the Jordan River
DRAFT
APPENDIX B
PUBLIC INPUT
APPENDIX C
CONSTRAINTS
APPENDIX D
FINANCIAL ANALYSIS
Report for Northpoint Small Area
Plan Questionnaire
Completion Rate:54.7%
Complete 41
Partial 34
Totals: 75
Response Counts
1. What is your affiliation with the Northpoint area?
Percent
I am a resident I work in the
area
I own property I am interested
in owning
property
I am a business
owner
I visit the area Other - Write In
0
5
10
15
20
25
30
35
Value Percent Responses
I am a resident 29.7%19
I work in the area 17.2%11
I own property 31.3%20
I am interested in owning property 18.8%12
I am a business owner 9.4%6
I visit the area 25.0%16
Other - Write In 14.1%9
2. What is your level of support for special standards and design
guidelines as a regulatory conservation tool?
Percent
0 1 2 3 4 5
0
5
10
15
20
25
30
35
3. What is your level of support for requiring sensitive landscape
studies as a regulatory conservation tool?
Percent
0 1 2 3 4 5
0
10
20
30
40
4. What is your level of support for development code updates as a
regulatory conservation tool?
Percent
0 1 2 3 4 5
0
5
10
15
20
25
30
35
40
5. What is your level of support for the clustering of lots and open
space as a regulatory conservation tool?
Percent
0 1 2 3 4 5
0
5
10
15
20
25
30
35
6. What is your level of support for conservation easements as an
incentive-based conservation tool?
Percent
0 1 2 3 4 5
0
5
10
15
20
25
30
35
40
7. What is your level of support for purchase of development rights
(PDR) as an incentive-based conservation tool?
Percent
0 1 2 3 4 5
0
5
10
15
20
25
30
35
40
8. What is your level of support for transfer of development rights as an
incentive-based conservation tool?
Percent
0 1 2 3 4 5
0
5
10
15
20
25
30
35
9. What is your level of support for preferred development sites as an
incentive-based conservation tool?
Percent
0 1 2 3 4 5
0
10
20
30
40
10. What is your level of support for lease agreements as a land
acquisition conservation tool?
Percent
0 1 2 3 4 5
0
10
20
30
40
50
11. What is your level of support for mutual covenants as a land
acquisition conservation tool?
Percent
0 1 2 3 4 5
0
10
20
30
40
50
12. What is your level of support for land banking as a land
acquisition conservation tool?
Percent
0 1 2 3 4 5
0
10
20
30
40
13. What is your level of support for land exchange as a land
acquisition conservation tool?
Percent
0 1 2 3 4 5
0
5
10
15
20
25
30
35
40
14. What open space interaction elements would you like to see in the
Northpoint Area? (select all that apply)
22% amenitizedtrailheads2.jpg22% amenitizedtrailheads2.jpg
49% Multi-Purpose Natural Trails49% Multi-Purpose Natural Trails
59% Fishing Access Along the
River
59% Fishing Access Along the
River
37% Wildlife Viewing Areas37% Wildlife Viewing Areas
49% Trails Along Natural
Resources
49% Trails Along Natural
Resources
22% Interpretive/Education Center22% Interpretive/Education Center
27% Interpretive/Educational
Signage
27% Interpretive/Educational
Signage
29% Boardwalks29% Boardwalks
Value Percent Responses
amenitizedtrailheads2.jpg 22.0%9
Multi-Purpose Natural Trails 48.8%20
Fishing Access Along the River 58.5%24
Wildlife Viewing Areas 36.6%15
Trails Along Natural Resources 48.8%20
Interpretive/Education Center 22.0%9
Interpretive/Educational Signage 26.8%11
Boardwalks 29.3%12
ResponseID Response
My emphasis on maintaining open-space natural area rather than developing
a park-like area.
None
Great ideas for the community.
This is such a treasure that is Salt Lake City. The land needs to be preserved
for future generations, plus people are not having children there may not be
the need for more development such as empty commercial buildings. Once
you destroy land for development, you cant reverse the damage.
All of the above amenities are wonderful. However, who maintains them and
fronts the development costs? The land being discussed does not naturally
produce any of the above items pictured. We are old salt flats that grow
things with a lot of encouragement. We have been trying to improve the
ground for 50 years and have done a lot of good. However, one year of not
planting and working hard takes away 50 years of work. The farms out here
would not be successful if all of the farmers did not have other larger farms
somewhere else or other businesses that help support the farm. I support
whatever developments come to this area that give the land owners the best
benefits of their property. I know everyone wants what improves their
community but don't forget the land owners and the work they have done for
lifetimes and they need their rights reserved as well.
This ground work for homes and businesses family like the Rudy's
.Drechsel's.Swaner's Hinkley's family farmed this ground but it's no longer
feasible for making a living and the ground is there retirement you want to
take it from them shame on you
None - not appropriate in industrial areas.
none - not appropriate in industrial areas
None. Not applicable for an industrial area.
Restrooms. Solar panels on roof. Art. Shade
none, not appropriate for industrial area
none, not appropriate for industrial area
none not appropriate on my land no water or for industrial area
Most of these are not appropriate for an industrial area.
15. What open space interaction elements would you like to see in the
Northpoint Area? (select all that apply) - comments
None, not appropriate for industrial area
none-not appropriate for industrial area
ResponseID Response
16. When imagining the future of the Northpoint area, how do you want
to see 2200 WEST improved or enhanced? Which do you think may be
most appropriate to the Northpoint area? (select all that apply)
15% Painted Bike Lane15% Painted Bike Lane
12% Buffered Bike Lane12% Buffered Bike Lane
17% Roundabout with Integrated
Trail Alignments
17% Roundabout with Integrated
Trail Alignments
22% Street with Flat Drain Pan
Edge
22% Street with Flat Drain Pan
Edge
49% Street with Porous Surface
Edge
49% Street with Porous Surface
Edge
29% Parkways Planted with Native
and Low-Water Species
29% Parkways Planted with Native
and Low-Water Species
5% Crosswalks with Striping and
Planters
5% Crosswalks with Striping and
Planters
20% Typical Curb and Gutter
Street
20% Typical Curb and Gutter
Street
Value Percent Responses
Painted Bike Lane 14.6%6
Buffered Bike Lane 12.2%5
Roundabout with Integrated Trail Alignments 17.1%7
Street with Flat Drain Pan Edge 22.0%9
Street with Porous Surface Edge 48.8%20
Parkways Planted with Native and Low-Water Species 29.3%12
Crosswalks with Striping and Planters 4.9%2
Typical Curb and Gutter Street 19.5%8
ResponseID Response
Most of these options do not seem appropriate for 2200 West. What ever the
design needs to implemented consistently rather than in piecemeal blocks.
Such approach expensive and dangerous.
We really don't need curb and gutter or sidewalks unless this area gets over
developments by commercial buildings then we will need more for the
residents.
I do not think traditional curb and gutter are needed for the area, but some
sort of drainage is needed. It is a popular biking path that needs more safety
for cyclists.
17. When imagining the future of the Northpoint area, how do you want
to see 2200 WEST improved or enhanced? Which do you think may be
most appropriate to the Northpoint area? (select all that apply) -
comments
18. What design elements are appropriate for new business and
industrial development in the Northpoint area?
22% Integration of Community
Solar or Solar Gardens
22% Integration of Community
Solar or Solar Gardens
24% LID/LEED Elements (i.e.
Green Roofs)
24% LID/LEED Elements (i.e.
Green Roofs)
51% Wildlife-Friendly Lighting51% Wildlife-Friendly Lighting
27% Two-Story Live/Work
Industrial Residential
27% Two-Story Live/Work
Industrial Residential
29% Increased habitat/Wildlife
Buffers
29% Increased habitat/Wildlife
Buffers76% Integrated Xeriscape and
Native Landscaping
76% Integrated Xeriscape and
Native Landscaping
34% Wildlife-Friendly Fencing34% Wildlife-Friendly Fencing
29% Noise Mitigation Design
Elements (e.g. textured noise
walls)
29% Noise Mitigation Design
Elements (e.g. textured noise
walls)
22% Thematic Sitting Areas
Blended with Landscape
22% Thematic Sitting Areas
Blended with Landscape
24% Natural Building Materials24% Natural Building Materials
Value Percent Responses
Integration of Community Solar or Solar Gardens 22.0%9
LID/LEED Elements (i.e. Green Roofs)24.4%10
Wildlife-Friendly Lighting 51.2%21
Two-Story Live/Work Industrial Residential 26.8%11
Increased habitat/Wildlife Buffers 29.3%12
Integrated Xeriscape and Native Landscaping 75.6%31
Wildlife-Friendly Fencing 34.1%14
Noise Mitigation Design Elements (e.g. textured noise walls)29.3%12
Thematic Sitting Areas Blended with Landscape 22.0%9
Natural Building Materials 24.4%10
ResponseID Response
Empyhasis on keeping natural habitat and implementing "green" approaches
Wildlife and nature are friendly.
dense and limited cars/roads
One of the major safety issues would be for the migratory birds, because this
area is wetlands that is being destroyed. You would have to put the lights
and windows in consideration.
Again, all very nice, all of the ideas that have been presented over the last
several years get voted down. It seems impossible to present something
that people will get on board with. I want the land owners to be able to
develop their properties with the highest value and regular farming is just
not a viable option economically.
Walkable design. Sustainable design. No grass.
19. What design elements are appropriate for new business and
industrial development in the Northpoint area? - comments
ResponseID Response
5 Place a moratorium on development until the plan is in place.
6 The construction of 2800W to pull traffic off of 2200W
7 3200 West should remain unpaved. There should be a buffer/natural area
along the eastern side of 3200 West.
10 Affordable Housing. Salt Lake City is missing a big opportunity to fill the gap
in affordable housing by using the acreage in this area. We are in a housing
crisis, there is almost no land left to build in Salt Lake, this is a HUGE
opportunity that Salt Lake could miss to build more units that are
desperately needed. This is not the time for us to complain about open
space. Look at the Governor's initiatives and play your part. The mayor and
city council of Salt Lake are all about helping the homeless, but if we don't
build more housing units the homeless population will only rise. I think the
direction that it appears we are heading with this questionnaire needs to be
reconsidered to include more, dense residential units for Salt Lake City and
Salt Lake County
12 Need to address annexation issues and multi-jurisdictional service
coordination issues NEED TO SAVE CROSS E RANCH possibly by having SL
County purchase property with funding from a variety of institutional
entities including USU, LDS Church, SLCity, Davis County, NSLCity, and Open
Lands foundationsl Need 6 mo. moratorium on new development until
Northpoint Small Area Plan is completed.
13 Plan is a waste of tax payer dollars. The market will decide the highest and
best use of land in the area.
16 Ive researched what has been going on out here over the last few years, with
some property owners exploring being annexed into North Salt Lake because
of the regulation barriers that Salt Lake City has shown. Find compromise
with the landowners or SLC may lose some of this unincorporated land and
development opportunity in this area.
19 This is an industrial area and business park zoning already exists and makes
sense for this project. There are already protections in place of wetlands and
habitats of threatened and endangered species. 2200W is already master
planned with a 90' ROW road section. Developers who develop with frontage
along 2200W are already required to improve and widen the sections of 2200
W that abut their property. Many of the single family home-owners in this
area are already under contract to sell their property to business park
developers. There is no reason to plan this area with the preservation of
existing single family homes as a goal.
20. What else should the Northpoint Small Area Plan address?
22 The valley and particularly the westside is already saturated with air quality
issues. Any commercial development should exclude air pollution inputs.
Additionally, water supply and quality are major issues for the state and
communities which callks for restrictions on water use and waste.
24 Update the community.
26 density and walkability is best for wildlife
28 Wetlands and the fact that they are endangered. There is becoming less
space for wildlife. USDA has programs for Urban Agriculture.
31 Please don't forget about the residents! This survey was focused on business
development and none of the questions focused on also preserving the
residential zoning in the area. We are already being bullied by developers to
sell our land so they can rezone for business. PLEASE DO NOT ALLOW
REZONING FOR BUSINESSES IN THE VERY SMALL REMAINING RESIDENTIAL
ZONED AREAS. There are plenty of open spaces for developers to build that
don't require forcing us out of our homes.
33 Setbacks and landscape areas along major roads.
34 Three points: 1. Leave 3200 West unimproved. 2. Restrictions on zoning
changes until master plan is complete 3. Set aside buffer/open space lands
clustered east of 3200 West.
37 The small area plan needs to think about both sides. There are a lot of
neighbors talking about conservation of their lifestyle but I'm pretty sure
none of them is making their living from farming. I love this area more than
the average person but, I also know the realities of farming and maintaining
a farm and or open space. The county could maintain or develop some trails
and require certain landscaping. I know that those kinds of requirements
exist in all developments. I prefer they allow the land owners the right to
sell/develop their properties. There are many options for good development
in this area. Residents (37ish houses) along 2200 west have been against a
business park development, industrial, and residential. They want it to
remain the same as always. However, that cannot happen nor should it.
39 The homeowner and people that own businesses out there
48 Zoning of specific areas to BP or M1
52 Designate this land as light industrial in the future land use map.
54 Designate this land as light industrial in the future land use map.
ResponseID Response
58 This area should be light manufacturing/industrial. With the 435 acres of BP,
this whole area should follow suit. More tax basis for city, great area for
business, less water usage than farmers, etc.
59 Water use.
60 Designate this land as light industrial in the future land use map
61 Designate this land as light industrial in the future land use map
63 Designate this land as light industrial in the future land use map
64 Designate this land as Business Park and/or Light Industrial
67 With the business park areas that have been approved, it makes the most
sense for SLC to default to Business Park zoning for this North Point area.
70 Designate this land as light industrial in the future land use nap
71 Designate this land as light
75 Do we have the water to build more? How will building in this area further
impact the Great Salt Lake? Very concerned about maintaining open space
and not further taxing our diminishing water systems.
ResponseID Response
Report for Northpoint Property
Owner Questionnaire
Completion Rate:85.7%
Complete 18
Partial 3
Totals: 21
Response Counts
1. What is your relationship with the Northpoint area? (select all that
apply)
Percent
I own property here I live here I own a business here I work here
0
20
40
60
80
100
Value Percent Responses
I own property here 100.0%17
I live here 70.6%12
I own a business here 17.6%3
I work here 11.8%2
2. In the Northpoint area how important is the conservation of habitat
and ecosystems to you?
77% Highly Important77% Highly Important
6% Somewhat Important6% Somewhat Important
12% Neutral12% Neutral
6% Somewhat Not Important6% Somewhat Not Important
Value Percent Responses
Highly Important 76.5%13
Somewhat Important 5.9%1
Neutral 11.8%2
Somewhat Not Important 5.9%1
Totals: 17
3. In the Northpoint area how important is commercial and residential
development to you?
41% Highly Important41% Highly Important
6% Somewhat Important6% Somewhat Important18% Somewhat Not Important18% Somewhat Not Important
35% Highly Not Important35% Highly Not Important
Value Percent Responses
Highly Important 41.2%7
Somewhat Important 5.9%1
Somewhat Not Important 17.6%3
Highly Not Important 35.3%6
Totals: 17
4. Would you support conservation methods and tools that could
provide financial compensation to landowners for the preservation of
natural lands and habitats instead of development?
59% Highly Support59% Highly Support
6% Somewhat Support6% Somewhat Support
24% Neutral24% Neutral
12% Highly Not Support12% Highly Not Support
Value Percent Responses
Highly Support 58.8%10
Somewhat Support 5.9%1
Neutral 23.5%4
Highly Not Support 11.8%2
Totals: 17
5. Would you support the continuation of existing land uses such as
grazing, agriculture, habitat conservation, rural residential, and
wildlife?
77% Highly Support77% Highly Support
6% Somewhat Support6% Somewhat Support
12% Neutral12% Neutral
6% Highly Not Support6% Highly Not Support
Value Percent Responses
Highly Support 76.5%13
Somewhat Support 5.9%1
Neutral 11.8%2
Highly Not Support 5.9%1
Totals: 17
ResponseID Response
4 No.
7 I am highly against any further building on the agricultural land out here.
8 The area is too close to the airport not to take advantage of this proximity to
lessen the burden on existing infrastructure and lessen pollution. This can
be done preserving habitat closer to the Great Salt Lake.
10 We need clean air and less big heavy trucks in this tiny road. We can't handle
it. We pay our taxes just like everyone eon the east side we deserve more
from the city.
13 Just because land in the area has always been zoned Business Park, it does
not mean it should stay that way. I don't see how it was ever zoned BP or
anything other than conservation when it is directly next to ecosystems that
will be negatively impacted by development. I appreciate you asking for our
opinions and for keeping the survey short, but I am somewhat disappointed
in this survey as it feels lacking. It's not ideal to ask double barreled
questions in surveys if you want honest answers. For example, my answer to
supporting residential development is different than my answer to
commercial development, but this survey can't reflect that.
14 I operate a recording studio off of 2200w and construction of anything will
shut me down during construction and possibly forever.
15 Construction on 2200w is dangerous without some sort of alternate
construction road in place before construction begins.
16 The area of 2200 west to 3200 west and 2100 north to 3300 north is a bird
and wildlife refuge and one of the last open spaces in SL county. It needs to
be preserved and not just overdeveloped like the rest of the valley is
becoming. Thank you for your time. Robert Taylor
17 It would be the advantage of the area and ecology to think about NOT
developing every lat inch of open space. This is a sensitive area. There is a
high saturation of wildlife, migration and nesting areas here. It's a wetland.
In a meet the committee was surprised to hear about the existence of
wildlife. We see and experience it everyday. The delineation of preexisting
residential areas should be recognized. This area was settled by ranchers
and farmers who understood the doom of development. This area is a
treasure and should be left alone OR very thoughtfully and carefully
developed. The rate with which it is occurring now is always met with
contempt and disagreement. There is another way and we should make a
plan of best outcomes.
6. Is there anything you'd like to add?
20 I think the area can do both commercial and have some open space.. This
area is not for residential? My opinion. I have seen residential next to
airports and it's not nice at all..
21 My family has been here for over 100 years. A lot of the older homes were
built by family. Now with the restrictions of building and septic use. You can't
let your children build a house on a 1/4 acre lot. I have had to have children
move to wood cross to have there own home. The current restrictions render
the ground useless for building anything. Yet keeping some space still for AG
use. The bigger lots have all ready been sold to developers, the people left
will be left with your open space weed patch and no money to move any
where.
ResponseID Response
7. Are you interested in recieving further information about this project
and ways to get involved?
78% Yes please78% Yes please
22% No, thank you22% No, thank you
Value Percent Responses
Yes please 77.8%14
No, thank you 22.2%4
Totals: 18
Esri, HERE, Garmin, (c) OpenStreetMap contributors, and the GIS user community
Legend
NorthPoint_Boundary-9 to -8-7 to -6-5-4 to -3-2-101 to 23 to 45 to 7 ¯
Northpoint Opportunity Areas
Esri, HERE, Garmin, (c) OpenStreetMap contributors,
and the GIS user community
Esri, HERE, Garmin, (c) OpenStreetMap contributors, and the GIS user community
Legend
-10-9-8-7-6-5-4-3-2-10NorthPoint_Boundary ¯
Northpoint Constraint Areas
Esri, HERE, Garmin, (c) OpenStreetMap contributors,
and the GIS user community
Esri, HERE, Garmin, (c) OpenStreetMap contributors,
and the GIS user community
Esri, HERE, Garmin, (c) OpenStreetMap contributors,
and the GIS user community
Esri, HERE, Garmin, (c) OpenStreetMap contributors,
and the GIS user community
Wetlands (-3)Airport Owned (-3)Easements (-2)
Airport Influence Zones (-2, -1)Prime Ag Soil (-1)
Esri, HERE, Garmin, (c) OpenStreetMap contributors,
and the GIS user community
Noise Contours (-1)
Esri, HERE, Garmin, (c) OpenStreetMap contributors,
and the GIS user community
Esri, HERE, Garmin, (c) OpenStreetMap contributors, and the GIS user community
Legend
012345678NorthPoint_Boundary ¯
Northpoint Opportunity Areas
Esri, HERE, Garmin, (c) OpenStreetMap contributors,
and the GIS user community
Esri, HERE, Garmin, (c) OpenStreetMap contributors,
and the GIS user community
Esri, HERE, Garmin, (c) OpenStreetMap contributors,
and the GIS user community
Esri, HERE, Garmin, (c) OpenStreetMap contributors,
and the GIS user community
Proximity to Services (+3)Underutilized (+2)Vacant (+1)
Large Parcels (+1)Access to Transportation (+1)
1
Northpoint Small Area Master Plan | DRAFT Economic Development and Funding Options
Zions Public Finance, Inc. | May 2022
ECONOMIC DEVELOPMENT AND FUNDING OPTIONS
Northpoint represents an opportunity for Salt Lake City to encourage economic development that is
compatible with the unique natural and built environment of the area, including proximity to the Salt
Lake City International Airport. This area is best suited for business park and industrial development yet
is hampered by the lack of significant infrastructure including transportation options and high-quality
fiber broadband to the area. To realize its potential, the area requires substantial infrastructure
improvements. Funding options for these improvements are discussed in this section of the report.
It is a challenging time to fund infrastructure as construction costs are rising rapidly, along with interest
rates. Infrastructure is generally needed before development can occur, which means that revenues
generated by the project are not available for funding at the time they are most needed. Rather, other
funding means must be identified, with revenue streams generated from development used later as a
payback mechanism.
Economic development is a key component of generating new revenue streams and is addressed in this
report, along with the potential funding mechanisms that such development could enable.
MARKET ANALYSIS
Northpoint is suitable for industrial and agricultural use, with limited residential. The area is proximate
to the Salt Lake City International Airport and, as such, experiences high noise levels that make
residential development difficult.
The industrial market is strong in Salt Lake County, with a vacancy rate of only 2.2 percent and rising
lease rates which have increased from an average (NNN) rate of $0.53 in 4th quarter 2020 to $0.63 in 4th
quarter 2021. Total Salt Lake County inventory approximates 135 million square feet, with 9 million
square feet of space under construction. In the northwest quadrant of Salt Lake County, the vacancy
rate is 2.65 percent, with year-to-date (YTD) absorption of 7.5 million square feet and an average asking
rate of $0.60 (NNN).1
Based on vacant acreage in the Northpoint area that the Salt Lake County Assessor’s Office currently
classifies as industrial, the area could absorb an additional 650,000 to 1,000,000 square feet of industrial
space. This appears reasonable given current absorption patterns and the shortage of industrial space
in the market. The biggest obstacles to industrial development appear to be supply chain shortages,
rising construction costs and rapidly escalating interest rates.
1 Source: Colliers, Salt Lake County Industrial Market Report 4Q 2021.
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COMBINED COMPONENTS FOR FUNDING OPTIONS
The available tools and issuing entities discussed in this report may be combined in a variety of viable
options to arrive at the desired funding level for the Northpoint area. Possible funding mechanisms
include the following, each of which is discussed in more detail in following sections.
• Tax Increment Areas
o Community Reinvestment Areas (CRAs)
o Transportation Reinvestment Zones (TRZs)
o Tax Increment Bonds
• Public Infrastructure Districts (PIDs)
• Special Assessment Areas (SAAs)
• Impact Fees
• Municipal Energy Tax
TAX INCREMENT AREAS
Through the creation of a tax increment area, tax revenues generated within the designated project
area are split into two components:
(i) Base Revenues – The amount available before the tax increment area is established. Base
revenues are shared among a mix of local governments that have the power to assess taxes
such as schools, cities, counties, and special districts; and
(ii) Incremental Revenues – These are tax revenues in excess of the base revenues that are
generated by new growth in the project area. If a project area is created, the incremental
tax revenues can flow to the project area for a period of time to encourage economic
development.
Some states, including Utah, allow incremental local sales tax revenues, as well as property taxes, to
flow to a project area for a period of time. By giving exclusive use of incremental revenues to the project
area, the creation of a successful tax increment area generates a new revenue stream that can be used
to pay for projects, provide incentives to developers, or collateralize tax increment bonds.
The most common uses of tax increment have been for infrastructure such as roads, utilities,
telecommunications, electrical upgrades and burying power lines, and parking structures. Tax increment
has also been used for demolition, tenant improvements, land acquisitions, environmental cleanup,
trails, lighting, signage, playgrounds, incentives to developers, economic development activities and
housing.
Utah currently allows for the enactment of three types of tax increment areas:
• Community Reinvestment Areas (CRAs)
• Transportation Reinvestment Zones (TRZs)
• Housing & Transit Reinvestment Zones (HTRZs)
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Of these three types of tax increment areas, CRAs and TRZs could be used as financing tools for the
Northpoint area. HTRZs rely on density of housing and this type of development is not suitable for
Northpoint.
COMMUNITY REINVESTMENT AREAS (CRAS)
In Utah, tax increment areas have been known by a wide variety of names over time – RDAs, URAs,
EDAs, CDAs, and now as CRAs or Community Reinvestment Areas. As of 2016, the Legislature combined
all types of project areas—urban renewal, economic development, and community development into a
new single “Community Reinvestment Project Area” (CRA). Existing project areas will be allowed to
continue, but all new project areas will be known as CRAs.
The CRA Budget may either be approved by a Taxing Entity Committee (TEC) or through Interlocal
Agreement with taxing entities, except where the Agency chooses to conduct a blight study to
determine the existence of blight and to utilize limited eminent domain powers, which requires the
approval of the TEC of both blight and the budget.
If there is a finding of blight, 20 percent of the tax increment must be set aside for affordable housing.
For all other projects, 10 percent of the tax increment is required to be set aside for affordable housing,
if the annual increment is over $100,000. However, housing funds may be spent for affordable housing
statewide and are not limited to being spent within a project area. Noticing and hearing requirements
apply with the CRA designation.
After the tax increment collection period has expired, the tax increment dollars that previously flowed
to the CRA will flow to the taxing entities that levy the property taxes within the project area. In most
cases, taxing entities receive more property tax revenues annually following expiration of the tax
increment collection period than before, as property values are likely to have increased significantly
through the redevelopment process.
TABLE 1: COMMUNITY REINVESTMENT AREAS – ADVANTAGES AND DISADVANTAGES
Advantages
Community Reinvestment Areas
Disadvantages
Community Reinvestment Areas
Creates a new revenue stream. Requires cooperation of other taxing entities.
Relatively easy to create. 10% of revenues must be directed to affordable
housing.
Flexible uses of funds. Revenues may take years to build up as development
occurs over time.
The Northpoint area contains roughly 1,323 acres and five tax districts. All of the tax districts are within
Salt Lake City, with the exception of Tax District ACT that is found within unincorporated Salt Lake
County.
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TABLE 2: NORTH POINT EXISTING MARKET VALUES AND ACREAGE
Property Values # of Parcels Total Market Value Residential Market Value Acres
Tax District 13 63 $74,752,600 $30,700,900 666.83
Tax District 13 Q 3 $7,927,300 17.37
Tax District 13 I 3 $51,954,200 27.26
Tax District 13 R 14 $21,076,200 $1,529,600 27.01
Tax District ACT 47 $27,957,700 $12,251,900 584.37
TOTAL 130 $183,668,000 $44,482,400 1,322.84
Although there are five separate tax districts, districts 13 and 13Q include the same taxing entities;
districts 13I and 13R also have the same taxing entities. The taxing entities and their tax rates are as
follows:
TABLE 3: TAX DISTRICTS AND TAXING ENTITIES
Tax Rate
Tax District 13 and 13Q
Figure 1: Northpoint Tax Districts
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Tax Rate
Salt Lake County 0.001777
Multi-County Assessing & Collecting Levy 0.000012
County Assessing & Collecting Levy 0.000196
Salt Lake City School District 0.004809
Salt Lake City 0.003424
Salt Lake City Library 0.000652
Metropolitan Water District Salt Lake 0.000253
Salt Lake City Mosquito Abatement 0.000115
Central Utah Water Conservancy District 0.0004
TOTAL 0.011638
Tax District 13I and 13R
Salt Lake County 0.001777
Multi-County Assessing & Collecting Levy 0.000012
County Assessing & Collecting Levy 0.000196
Granite School District 0.007105
Salt Lake City 0.003424
Salt Lake City Library 0.000652
Metropolitan Water District Salt Lake 0.000253
Salt Lake City Mosquito Abatement 0.000115
Central Utah Water Conservancy District 0.0004
TOTAL 0.013934
Tax District - Unincorporated
Salt Lake County 0.001777
Multi-County Assessing & Collecting Levy 0.000012
County Assessing & Collecting Levy 0.000196
Granite School District 0.007105
Central Utah Water Conservancy District 0.0004
Salt Lake County Municipal-Type Services 0.000051
Unified Fire Service Area 0.001594
Salt Lake Valley Law Enforcement Service Area 0.001973
Salt Lake County Library 0.000474
TOTAL 0.013582
The market value of the property is much higher than the taxable value in the area for several reasons.
First, primary residential development is taxed at 55 percent of market value. Agricultural property is in
greenbelt status and taxed at extremely low rates, and public properties are tax exempt. Therefore,
while the market value is nearly $184 million, taxable value is estimated at roughly $67.9 million.
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TABLE 4: ESTIMATED NORTHPOINT TAXABLE VALUE
Estimated Taxable Value
Tax Districts 13 and 13Q $37,500,000
Tax Districts 13 I and 13 R $20,400,000
Tax District ACT $10,000,000
Total Taxable Value $67,900,000
Taxable value will increase as development occurs in Northpoint. Of the 1,323 acres in Northpoint,
approximately 437 acres are either vacant or held in agricultural use.
TABLE 5: VACANT ACRES
Vacant Acres Tax Districts 13 and
13Q
Tax Districts 13I
and 13R Tax District ACT Total
Residential 8.34 19.81 28.15
Industrial 17.40 14.19 42.56 74.15
Agricultural 111.68 223.04 334.72
TOTAL Acres 137.42 14.19 285.41 437.01
For purposes of estimating future tax revenues, this study assumes that the residential and industrial
vacant acres are developed as residential and industrial respectively and makes no assumptions about
future development of the agricultural property.
TABLE 6: PROJECTIONS OF FUTURE DEVELOPMENT
Amount
Residential Development
Undeveloped acres 28.15
Units per Acre 2
Units developed 56
Average market value per unit $600,000
Average taxable value per unit $330,000
Total residential taxable value $18,480,000
Industrial Development
Undeveloped acres 74.15
Floor area ratio 0.2*
Taxable value per sf $200
Estimated taxable value $129,193,733
*If the floor area ratio (FAR) can be increased to 0.3, then the estimated total taxable value would increase to
nearly $194 million
For purposes of analysis, this report assumes that the majority of the development takes place in the
unincorporated County, as it has the largest amount of vacant acres. The table below shows projections
of roughly $2 million per year in additional property tax revenues from this area.
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TABLE 7: PROJECTIONS OF FUTURE DEVELOPMENT
Tax Rates - ACT Incremental Revenues Generated
Salt Lake County 0.001777 $262,416
Multi-County Assessing & Collecting Levy 0.000012 $1,772
County Assessing & Collecting Levy 0.000196 $28,944
Granite School District 0.007105 $1,049,222
Central Utah Water Conservancy District 0.0004 $59,069
Salt Lake County Municipal-Type Services 0.000051 $7,531
Unified Fire Service Area 0.001594 $235,392
Salt Lake Valley Law Enforcement Service Area 0.001973 $291,360
Salt Lake County Library 0.000474 $69,997
TOTAL 0.013582 $2,005,705*
*If the industrial development assumptions are increased to a FAR of 0.3, rather than 0.2, then annual
incremental property tax revenues generated increase to nearly $2.9 million annually.
A portion of these revenues could be allocated to a CRA for a period of time in order to pay for needed
improvements and infrastructure in the area.
TRANSPORTATION REINVESTMENT ZONE (TRZ)
A TRZ is one type of area that can be formed where tax increment can be used to accelerate
development within the defined project area. According to Utah Code §11-13-103(22), “Transportation
Reinvestment Zone” means an area created by two or more public agencies by interlocal agreement to
capture increased property or sales tax revenue generated by a transportation infrastructure project.
TRZs are ideal for projects such as Frontrunner, light rail, or major arterials that span multiple
jurisdictions.
Any two or more public agencies may enter into an agreement to create a transportation reinvestment
zone but one of these entities must have land use authority over the TRZ area – in other words, Salt Lake
City must be a partner in this endeavor.
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A TRZ is much like a Community Reinvestment Area (CRA) in that a portion of tax increment is pledged
to the project for a specified period of time. The agreement between the two or more public entities
must include the following, as specified in Utah Code §11-13-227(2):
• Define the transportation need and proposed improvement
• Define the boundaries of the zone
• Establish terms for sharing sales tax revenue among the members of the agreement, if sales tax
is to be included
• Establish a base year to calculate the increase of property tax revenue within the zone
• Establish terms for sharing any increase in property tax revenue within the zone
• Hold a public hearing regarding the details of the TRZ
Property tax revenues that are shared between members of the agreement are required to be
incremental (Utah Code §11-13-227(2)(e). In order to identify incremental revenues, a “base year”
needs to be established. The law clearly allows for the sharing of both sales tax and property tax
revenue among the members of the agreement.
There are advantages to governance with TRZs, as compared to CRAs, for projects that span multiple
jurisdictions. In fact, there are only a few redevelopment areas in Utah that currently overlap multiple
communities. While such are allowed by law, governance can be tricky. For example, in a CRA spanning
two cities, each city would have its own redevelopment agency. Who then governs the project area?
Joint RDA board meetings can be held, each agency board can meet separately, or there can be a MOU
designating one of the RDA boards as the lead agency. Experience dictates that concerns often arise
when more tax increment is generated in one jurisdiction of the project area than in another. There are
often concerns about equity in spending funds in the same jurisdiction from which they come. Each
redevelopment agency involved has to submit its annual report detailing the increment generated and
how funds were spent, further exacerbating this concern.
The TRZ overcomes many of these problems. First, with a TRZ, there is no requirement for RDA
involvement, and therefore no need for RDA meetings. The TRZ is simply governed by an interlocal
agreement signed by the parties. TRZs have proven effective in other states when projects cross
multiple jurisdictions. With a TRZ there is no requirement to measure in which community increment is
generated and where funds are spent. The purpose is simply to achieve an overall project. And only one
annual report has to be filed for the TRZ – not separate reports for each participating entity.
Another advantage to TRZs is the ability to obtain the commitment of transportation agencies, such as
UDOT or UTA, for specific projects. Interlocal agreements between the public entity with the land-use
authority and a transportation agency will identify the specific projects associated with the TRZ. This will
add another level of certainty to local planning efforts and will give these public entities some additional
leverage in prioritizing needed transportation projects.
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Advantages and Disadvantages
The following table lists the advantages and disadvantages of funding transportation projects with tax
increment generated in Transportation Reinvestment Zones:
TABLE 8: TRANSPORTATION REINVESTMENT ZONES AS A FUNDING SOURCE FOR TRANSPORTATION PROJECTS.
Advantages
Transportation Reinvestment Zones
Disadvantages
Transportation Reinvestment Zones
Creates a new revenue stream. Revenue directed to transportation projects will not
be available to provide other services.
Relatively easy to create. Requires cooperation between at least two entities.
Projected to produce substantial revenue stream over
time.
Must find a nexus with transportation projects to
justify use of the increment.
No affordable housing requirement. Revenues may take years to build up as development
occurs over time.
TAX INCREMENT BONDS
Tax increment Bonds were developed in California in 1952 as an innovative way of raising local matching
funds for federal grants. They became increasingly popular in the 1980s and 1990s, when there were
declines in subsidies for local economic development from federal grants, state grants, and federal tax
subsidies (especially industrial development bonds).
Tax Increment Bonds are collateralized by the incremental growth in property taxes within a given
project area. They capture the future tax benefits of real estate improvements to pay the present cost of
those improvements. It is a financing strategy designed to make improvements to a targeted project
area or district without drawing on general fund revenue or creating a new tax.
Ratings on tax increment bonds are tied to the performance of the area or district, not to the creating
government’s general fund. As a result, the ratings differ from those of the creating entity’s general
obligation rating. The rating of tax increment bonds hinges on local economics, trends, and taxpayer
diversity, with taxpayer diversity being the most highly correlated statistic.
Rating agencies evaluate whether the tax increment revenues could survive the loss of one or more top
taxpaying property owners, how debt service could be managed in the case of broad-based decline of
assessed value, real estate trends and historical assessed values in the designated area, and the types of
properties located or being developed in the tax increment area. The assessed value of hotels is the
most volatile, followed by warehouses, commercial, condos, and last residential.
Many issuers opt to offer tax increment bonds on a non-rated basis. It is virtually impossible to secure a
rating for or sell a tax increment bond before the increment is actually flowing, unless there is recourse
to the local government’s credit or some other enhancement.
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Typically, tax increment bonds carry longer terms (anywhere from 10 to 30 years) and are purchased at
a fixed rate using larger denominations of $100,000. There is usually no recourse to either the issuer or
the developers who may benefit from the bonds. Pledged revenues vary, but a typical pledge is a senior
security interest in the tax increment revenues as well as any debt service reserve funds. The bonds are
often offered via a limited public offering and most often sold to institutional buyers (primarily mutual
funds and occasionally property/casualty insurers) using a limited offering memorandum.
It is typical to see interest capitalized for at least two to three years to allow increment to begin flowing
before debt service payments are required from that increment. Unspent proceeds, capitalized interest
and reserve funds are held by a Trustee. Debt service coverage covenants vary based on type of tax
increment revenue and other security features associated with the bonds, but minimum coverage
requirements are almost always at least 1.25 times annual debt service.
Advantages and Disadvantages
The following table lists the advantages and disadvantages of funding with tax increment bonds:
TABLE 9: TAX INCREMENT BONDS AS A FUNDING SOURCE
Advantages
Tax Increment Bonds
Disadvantages
Tax Increment Bonds
Create a new revenue stream that can fund capital
improvements and economic development. Tend to carry higher interest and costs of issuance.
Creating entity does not have to bear financial burden
alone but can share it with other taxing entities within
a project area.
Often require the cooperation and agreement of
multiple taxing entities to generate sufficient
incremental revenues to finance the desired
infrastructure.
Tax increment revenues can be used to pay for
administrative expenses.
Bonds can’t be sold unless the tax increment is
already flowing or is imminent and nearly certain to
flow or is enhanced by a government’s credit or other
mechanism.
Financial and legal liability is limited by having a
redevelopment agency.2
Typically take longer from start to finish than other
financing types.3
Creating entity may gift tax revenues or property to
provide incentives for development.
Critics of Tax Increment Bonds sometimes assert that
tax increment is just a reallocation of tax revenues by
which some municipalities win, and others lose.4
Creating entity may be able to encourage or
accelerate the timeframe of desired development
2 An RDA is a separate political subdivision which can enter into agreements with developers and issue the bonds.
3 It is difficult to estimate the time required for the “political” side of the process, which often requires significant infor mation
sharing between local government and developers, including a public hearing for approval of the Project Area Plan and Budget.
Setting aside the political requirements, the bond issuance process usually takes three to five months.
4 Critics of Tax Increment Bonds sometimes assert that some or all the increment is not attributable to the creation of the tax
increment area and that the new property value growth would have occurred anyway.
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Advantages
Tax Increment Bonds
Disadvantages
Tax Increment Bonds
types through offering tax increment incentives to the
developer.
Mortgage on the property can also be given as bond
security under Utah law in addition to incremental
revenue.
PUBLIC INFRASTRUCTURE DISTRICTS (PIDs)
PIDs are generally most successful in larger, undeveloped areas where there are significant
infrastructure needs. Because the unanimous consent of all property owners is required for the creation
of a PID, it is difficult to establish PIDs in areas with numerous property owners. However, portions of
the study area could be included – especially those areas with larger parcels, fewer property owners,
and significant infrastructure needs.
If created, a PID can be combined with other revenue sources such as tax increment and those revenues
could be used to pay the PID bonds. These funding tools may further facilitate development and
increase property values, which may in turn provide for more opportunities to fund basic infrastructure
(through tax increment financing or general tax collection). The PID tool allows for creation of a separate
taxing entity in order to fund public infrastructure. Ultimate users of the property pay for the
improvements via the taxing entity through property assessments. These assessments permit for
bonding, allowing for covering upfront infrastructure expenses that are repaid over periods typically
near 30 years. This tool results in higher property taxes for property owners/users in the defined district.
Consequently, benefits beyond the improved infrastructure can be included in the area. This can be in
the form of better landscaping, street lighting, public spaces, parks, trails, finishes, etc. These benefits
aid in creating property appeal, property value increases and in attracting top quality businesses.
The PID tool also represents a valuable option for cities who are reticent to bond with property tax
revenues in a standard tax increment collection area. Bonding permits for upfront infrastructure costs to
be covered, oftentimes expediting development that may not have otherwise occurred. A city may
create a PID with no increase in the tax rate and use the PID as a conduit to issue bonds. In this
approach, the city is not financially responsible for the bond payments, and the bonding does not affect
the city’s credit rating.
The process for starting a Public Infrastructure District begins with a citywide policy. This represents a
“30,000-foot” view of the tool for the municipality and merely outlines the guidelines as to how a
developer should submit for a PID. The PID policy may incorporate specific goals and vision statements
of the city. Once a policy is adopted, a developer may submit a letter of intent to create a PID. This is
reviewed by the city, and if approved, governing documents are required to be submitted and approved
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by the City Council. The simple passing of a general PID policy does not require the City Council to
approve governing documents or letters of intent.
Consequently, the PID policy represents another tool that can be used when appropriate. As of 2022,
several cities throughout Utah have adopted PID policies and multiple public infrastructure districts have
been formed.
TABLE 10: PUBLIC INFRASTRUCTURE DISTRICTS AS A FUNDING SOURCE
Advantages
PIDs
Disadvantages
PIDs
Create a new revenue stream that can fund capital
improvements and economic development. Tend to carry higher interest and costs of issuance.
Any debt issued is not on the books of the local
government entity.
Cities may feel it limits public support for future tax
rate increases or bond elections due to the perception
of already-high rates.
Can raise a significant amount of revenue with legally-
allowed tax rates of up to 15 mils.
Requires unanimous support of all taxing entities to
put in place.
Accelerates development timeframe through upfront
funding for capital costs. Ongoing PID governance
Can reduce the need for impact fees. Competitiveness of site with other sites given higher
tax rates
Mortgage on the property can also be given as bond
security under Utah law in addition to incremental
revenue.
Cost is much lower than other development financing.
The current taxable value of North Point is approximately $68,000,000. The maximum mill rate allowed
by Utah law is 0.015; however, districts are choosing to enact much lower rates. Politically, it would be
nearly impossible to obtain the consent of the entire Northpoint area to create a PID. However, smaller
sections that are wanting to encourage economic development could be developed as PIDs. The table
below shows the amount of annual property tax revenues that could be generated for such a district
given varying taxable values and varying tax rates up to the maximum of 0.015.
TABLE 11: PUBLIC INFRASTRUCTURE DISTRICT ANNUAL REVENUES BASED ON VARYING MILL RATES AND TAXABLE VALUES
Property Taxable Values 0.015 Mill Rate .0075 Mill Rate .004 Mill Rate
$10,000,000 $150,000 $75,000 $40,000
$20,000,000 $300,000 $150,000 $80,000
$30,000,000 $450,000 $225,000 $120,000
SPECIAL ASSESSMENT AREAS (SAAs)
Special Assessment Areas (“SAAs”), formerly known as Special Improvement Districts or “SID”s, are a
financing mechanism that allows governmental entities to designate a specific area for the purpose of
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financing the costs of improvements, operation and maintenance, or economic promotion activities that
benefit property within a specified area. Entities can then levy a special assessment, on parity with a tax
lien, to pay for those improvements or ongoing maintenance. The special assessment can be pledged to
retire bonds, known as Special Assessment Bonds, if issued to finance construction of a project. Utah
Code §11-42 deals with the requirements of special assessment areas.
The underlying rationale of an SAA is that only those property owners who benefit from the public
improvements and ongoing maintenance of the properties will be assessed for the associated costs as
opposed to other financing structures in which all City residents pay either through property taxes or
increased service fees. While more information about SAAs is included below, it could be difficult
politically for the City to obtain support from a large number of property owners.
While not subject to a bond election as is required for the issuance of General Obligation bonds, SAAs
may not be created if 40 percent or more of those liable for the assessment payment5 protest its
creation. Despite this legal threshold, most local government governing bodies tend to find it difficult to
create an SAA if even 10-20 percent of property owners oppose the SAA.
Once created, an SAA’s ability to levy an assessment has similar collection priority / legal standing as a
property tax assessment. However, since it is not a property tax, any financing secured by that levy
would likely be done at higher interest rates than general obligation, sales tax revenue or utility revenue
bonds. Interest rates will depend on a number of factors including the ratio of the market value to the
assessment bond amount, the diversity of property ownership and the perceived willingness and ability
of property owners to make the assessment payments as they come due. Even with the best of special
assessment credit structure, if bonds are issued they are likely to be non-rated and therefore would be
issued at rates quite a bit higher than similar General Obligation Bonds that would likely be rated. All
improvements financed via an SAA must be owned by the City and the repayment period cannot exceed
twenty (20) years.
Whenever SAAs are created, entities have to select a method of assessment (i.e. per lot, per unit (ERU),
per acre, taxable value, market value, by linear foot frontage, etc.) which is reasonable, fair and
equitable to all property owners within the SAA. State law does not allow property owned by local
government entities such as cities or school districts to be assessed.
TABLE 12: SPECIAL ASSESSMENT AREAS AS A FUNDING SOURCE
Advantages
SAAs
Disadvantages
SAAs
Bonds are tax-exempt although the interest cost is not
as low as a GO or revenue bond
Forty percent of the assessed liability, be it one
property owner or many could defeat the effort to
create the SAA if they do not want to pay the
assessment
No requirement to hold a bond election but the City
must hold a meeting for property owners to be
assessed before the SAA can be created
Some increased administrative burden for the City
although State law permits an additional amount to
be included in each assessment to either pay the
City’s increased administrative costs or permit the City
to hire an outside SAA administrator
5 Based on the method of assessment selected, i.e., acreage, front footage, per lot, etc.
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Advantages
SAAs
Disadvantages
SAAs
Only benefited property owners pay for the
improvements or ongoing maintenance
The City cannot assess government-owned property
within the SAA
Limited risk to the City as there is no general tax or
revenue pledge
Flexibility since property owners may pre-pay their
assessment prior to bond issuance or annually
thereafter as the bond documents dictate – if bonds
are issued
IMPACT FEES
Impact fees are one-time fees paid by new development to offset the capital costs associated with new
development for basic utilities such as water, sewer, storm water, public safety, roads and parks/trails.
In order to collect impact fees, cities must carefully follow the requirements of Utah Code 11-36a which
includes the following major steps.
• Prepare and pass a resolution authorizing study of an impact fee
• Conduct an impact fee study to determine the appropriate amount of such a fee
• Provide public notice of the possible fee 14 days prior to the public hearing
• Hold a public hearing to take comment regarding the proposed fee
Salt Lake City has already established impact fees that could be used to generate revenues on projects
developed within its City boundaries. However, Salt Lake County would need to charge impact fees on
the unincorporated areas of North Point. Impact fees collected would need to be spent on capital
projects listed in each respective entity’s Impact Fee Facilities Plans (IFFPs). Therefore, careful
coordination would need to take place between Salt Lake City and the County to ensure that the costs of
needed projects are fairly allocated between the two entities.
Advantages and Disadvantages
The following table lists the advantages and disadvantages of funding projects with impact fees:
TABLE 13: IMPACT FEES AS A FUNDING SOURCE
Advantages
Impact Fees
Disadvantages
Impact Fees
New development pays for its fair share of the costs
incurred by new development Adds additional costs to development
Impact fees are generally paid when building permits
are issued; therefore, funds are often not available
upfront when infrastructure needs are greatest
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Northpoint Small Area Master Plan | DRAFT Economic Development and Funding Options
Zions Public Finance, Inc. | May 2022
Advantages
Impact Fees
Disadvantages
Impact Fees
Impact fees cannot be used to cure existing
deficiencies
MUNICIPAL ENERGY TAX
Salt Lake City has enacted the municipal energy tax to the full 6 percent allowed by law on all taxable
portions of electric and gas bills. Therefore, any development that takes place in Salt Lake City would
generate this additional revenue that could be used to assist with economic development and
infrastructure costs in Northpoint. The municipal energy tax applies only to development that occurs in
Salt Lake City and not in Salt Lake County.