Transmittal - 9/21/2022ERIN MENDENHALL DEPARTMENT of COMMUNITY
Mayor and NEIGHBORHOODS
Blake Thomas
Director
SALT LAKE CITY CORPORATION
451 SOUTH STATE STREET, ROOM 404 WWW.SLC.GOV
P.O. BOX 145486, SALT LAKE CITY, UTAH 84114-5486 TEL 801.535.6230 FAX 801.535.6005
CITY COUNCIL TRANSMITTAL
________________________Date Received: _________________
Lisa Shaffer, Chief Administrative Officer Date sent to Council: _________________
______________________________________________________________________________
TO:Salt Lake City Council DATE:
Dan Dugan, Chair
FROM: Blake Thomas, Director, Department of Community & Neighborhoods
__________________________
SUBJECT:1550 S Main Street Assemblage Rezone, Master Plan & Alley Vacation
PLNPCM2021-01191 and PLNPCM2022-00065 & 00086
STAFF CONTACT:David J. Gellner, AICP, Senior Planner, david.gellner@slcgov.com
(801) 535-6107
DOCUMENT TYPE:Ordinance
RECOMMENDATION: That the City Council follow the recommendations of the Planning
Commission to approve an Ordinance to amend the zoning map for the subject properties,
changing them from CC (Corridor Commercial) and R-1/5000 (Single-Family Residential) to FB-
UN2 (Form Based Urban Neighborhood), to amend the Future Land Use Map in the Central
Community Master Plan from "Community Commercial" to "High Mixed Use", and, to vacate the
platted alley.
The Planning Commission recommendation of approval included the following additional
recommendations:
1. The housing being removed from the site must be replaced.
2. The property for the vacated alley be integrated into the future development.
3. The rezoned parcels must be consolidated through the appropriate process.
BUDGET IMPACT:None
9/21/2022
9/21/2022
BACKGROUND/DISCUSSION: Urban Alfandre is requesting that the City amend the zoning
map and master plan for multiple contiguous property parcels located at approximately 1518, 1530,
1540, 1546 S Main Street and 1515 S Richards Street respectively. Some of the parcels have
duplicate addresses. The applicant is requesting to change the zoning of the properties from CC
(Corridor Commercial) and R-1/5000 (Single-Family Residential) to FB-UN2 (Form Based Urban
Neighborhood District). The original request also included a text amendment to allow additional
building height on the properties. That request was subsequently withdrawn by the applicant as
The Central Community Master Plan
Future Land Use Map designates the properties as "Community Commercial". The petitioner is
requesting to amend the future land use map for the parcels to "High Mixed Use". The applicant
has also requested to vacate an alley that runs through the properties. The applicant intends to
combine all parcels as well as the alley into one cohesive parcel under the new zoning in order to
develop a mixed use development on the approximately 2-acre consolidated site. No specific site
development proposal has been submitted at this time.
The subject properties and alley location are highlighted on the map exhibit below.
PUBLIC PROCESS:
Notice of the project and a formal letter requesting comments was sent to the Chairs of the
Ballpark and Midtown District Community Councils on February 9, 2022.
Staff sent an early notification announcement postcard about the project to all residents and
property owners located within 300 feet of the project site on February 9, 2022. The mailed
notice included project details, that recognized community organizations were aware of the
proposal and included information on how to access the online open house and give public input
on the project.
Staff hosted an online Open House to solicit public comments on the proposal. The Online
Open House period started on February 9, 2022 and ended on March 30, 2022.
Staff attended an online meeting held by the Ballpark Community Council on March 3, 2022.
The 45-day Recognized Organization comment period expired on March 30, 2022.
Comments submitted by the Ballpark Community Council are included in the Staff Report.
On May 15, 2022, the applicant made changes to the original request which included a text
amendment to allow additional building height on these properties. Based on the public
comments and working with Planning Staff, the text amendment portion of the application
was withdrawn by the applicant.
On May 23, 2022, Planning Staff sent a follow-up notice to the Ballpark Community
Council and all property owners and residents within 300 feet of the project site informing
them of changes to the proposal, specifically that the request for a text amendment to allow
additional building height had been withdrawn by the applicant.
Numerous public comments were submitted to staff in advance of the Planning
Commission Hearing as well as after the staff report was published. The most commonly
cited concerns about the proposal related to worries about how the village will impact crime
and other activities in the area. There were also comments in support of the proposal.
The public comments can be found in the Planning Commission Records Attachment
C Planning Commission Staff Report of July 27, 2022.
Additional written public comments received after the staff report was published can be
found in Exhibit 5 - Written Comments Received after the Staff Report was Published.
A Planning Commission Public Hearing was held on July 27, 2022. By unanimous vote,
the Planning Commission forwarded a Positive recommendation to City Council for all
three (3) petitions zoning map and master plan amendments & alley vacation.
Planning Commission (PC) Records
a) PC Agenda of July 27, 2022 (Click to Access)
b) PC Minutes of July 27, 2022 (Click to Access)
c) Planning Commission Staff Report of July 27, 2022 (Click to Access Report)
EXHIBITS:
1. Project Chronology
2. Notice of City Council Public Hearing
3. Original Petition
4. Mailing List
5. Written Comments Received after the Staff Report was Published
SALT LAKE CITY ORDINANCE
No. _____ of 2022
(Amending the Central Community Master Plan Future Land Use Map and the zoning
of the properties located at 1518, 1530, 1540, 1546 South Main Street and
1515 South Richards Street from CC Corridor Commercial District and R-1/5,000 Single-Family
Residential District to FB-UN2 Form Based Urban Neighborhood District; and vacating
a city-owned alley situated adjacent to properties located at 1518, 1530, 1540, South Main Street
and 1515 South Richards Street)
An ordinance amending the Central Community Master Plan Future Land Use Map and
amending the zoning map pertaining to parcels of property located at 1518, 1530, 1540, 1546
South Main Street and 1515 South Richards Street (the “Properties”) to rezone the Properties
from CC Corridor Commercial District and R-1/5,000 Single-Family Residential District to the
FB-UN2 Form Based Urban Neighborhood District; Amending the Future Land Use Map with
respect to the Properties from Corridor Commercial to High Mixed Use; and vacating a city-
owned alley situated adjacent to properties located at 1518, 1530, 1540, South Main Street and
1515 South Richards Street (the “Alley”) pursuant to Petition numbers PLNPCM2021-01191,
PLNPCM2022-00065 and PLNPCM2022-00086, respectively.
WHEREAS, Urban Alfandre, the property owner and representative, submitted an
application to rezone the Properties from CC Corridor Commercial District and R-1/5,000 Single-
Family Residential District to the FB-UN2 Form Based Urban Neighborhood District pursuant to
Petition number PLNPCM2021-01191; an application to amend the Central Community Master
Plan Future Land Use Map with respect to the Properties from Corridor Commercial to High
Mixed Use pursuant to petition number PLNPCM2022-00065; and, an application to vacate a city-
owned alley situated between properties located at 1518, 1530, 1540, South Main Street and 1515
South Richards Street pursuant to petition number PLNPCM2022-00086; and
WHEREAS, the Salt Lake City Planning Commission (the “Planning Commission”) held
a public hearing on July 27, 2022 on the aforementioned petitions, had a discussion, and voted to
forward a positive recommendation of approval to the Salt Lake City Council (the “City
Council”) to approve the zoning map amendment, future land use map amendment, and, alley
vacation pursuant to the petitions subject to the following conditions: (1) The housing being
removed from the site must be replaced, (2) The property for the vacated alley must be
integrated into the future development, and (3) the rezoned parcels must be consolidated through
the appropriate process.
WHEREAS, after a public hearing on this matter, the City Council has determined: that
adopting this ordinance to amend the Salt Lake City zoning map to change the underlying zoning
as set forth herein is in the city’s best interests; that good cause exists to vacate the unnamed,
city-owned alley described herein; and that neither the public interest nor any person will be
materially injured by the alley vacation.
NOW, THEREFORE, be it ordained by the City Council of Salt Lake City, Utah:
SECTION 1. Amending the Zoning Map. The Salt Lake City zoning map, as adopted
by the Salt Lake City Code, relating to the fixing of boundaries and zoning districts, shall be and
hereby is amended to reflect that the parcels located at 1518 South Main Street (Tax ID No. 15-
13-278-011-0000), 1530 South Main Street (Tax ID No. 15-13-278-012-0000 and 15-13-278-
017-0000), 1540 South Main Street (Tax ID No. 15-13-278-013-0000), 1546 South Main Street
(Tax ID No. 15-13-278-014-0000) and 1515 South Richards Street (Tax ID No. 15-13-278-020-
0000), as more particularly described in Exhibit “A,” attached hereto and incorporated by
reference, shall be and hereby are rezoned from CC Corridor Commercial District and R-1/5,000
Single-Family Residential District to FB-UN2 Form Based Urban Neighborhood District.
SECTION 2. Amending the Central Community Master Plan Future Land Use Map. The
Central Community Master Plan Future Land Use Map shall be and hereby is amended to change
the land use designation of the Properties identified in Exhibit “A” from Corridor Commercial to
High Mixed Use.
SECTION 3. Vacating City-Owned Alley. That an unnamed, city-owned alley adjacent to
properties located at 1518, 1530, 1540, South Main Street and 1515 South Richards Street, which
is the subject of Petition No. PLNPCM2022-00086, and which is more particularly described on
Exhibit “A” attached hereto, hereby is, vacated and declared not presently necessary or available
for public use.
SECTION 4. Reservations and Disclaimers. The vacation is expressly made subject to
all existing rights-of-way and easements of all public utilities of any and every description now
located on and under or over the confines of this property, and also subject to the rights of entry
thereon for the purposes of maintaining, altering, repairing, removing or rerouting said utilities,
including the city’s water and sewer facilities. Said closure is also subject to any existing rights-
of-way or easements of private third parties.
SECTION 5. Conditions. The approval of this ordinance is conditioned upon the
following:
1. The housing being removed from the site must be replaced.
2. The property for the vacated alley must be integrated into the future development.
3. The rezoned parcels must be consolidated through the appropriate process.
4. The proposed method of disposition of the alley property shall be consistent with the
method of disposition set forth in Section 14.52.040 (“Method of Disposition”),
Chapter 2.58 (“City Owned Real Property”) of the Salt Lake City Code, and all other
applicable laws.
SECTION 6. Effective Date. This Ordinance shall take effect immediately after it has
been published in accordance with Utah Code §10-3-711 and recorded in accordance with Utah
Code §10-3-713 as well as with the Salt Lake County Recorder (regarding the alley vacation).
The Salt Lake City Recorder is instructed to not publish or record this ordinance until the
conditions are satisfied as certified by the Salt Lake City Planning Director or his designee.
SECTION 7. Time. If the conditions identified in Section 5 above have not been met
within one year after adoption, this ordinance shall become null and void. The city council may,
for good cause shown, by resolution, extend the time period for satisfying the conditions
identified above.
Passed by the City Council of Salt Lake City, Utah, this ______ day of ______________,
2022.
______________________________
CHAIRPERSON
ATTEST AND COUNTERSIGN:
______________________________
CITY RECORDER
Transmitted to Mayor on _______________________.
Mayor's Action: _______Approved. _______Vetoed.
______________________________
MAYOR
______________________________
CITY RECORDER
(SEAL)
Bill No. ________ of 2022.
Published: ______________.
APPROVED AS TO FORM
Salt Lake City Attorney’s Office
Date:__________________________________
By: ___________________________________
Paul Nielson, Senior City Attorney
September 6, 2022
Exhibit “A”
Legal description of the properties and alley:
Property Parcels
1. Address: 1518 S Main Street
Tax ID No. 15-13-278-011-0000
2. Address: 1530 S Main Street
Tax ID No. 15-13-278-012-0000 and 15-13-278-017-0000
3. Address: 1540 S Main Street
Tax ID No. 15-13-278-013-0000
4. Address: 1546 S Main Street
Tax ID No. 15-13-278-014-000
5. Address: 1515 S Richards Street
Tax ID No. 15-13-278-020-0000
Property Legal Description
Lots 2 through 11, Block 3, Dieter & Johnson, Main Street Addition, according to the official plat thereof
as recorded as entry no. 24652, in Book C, Page 33, in the Office of the Salt Lake County Recorder.
ALSO:
Lots 12 through 20, and Lot 1, Block 3, Dieter & Johnson, Main Street Addition, according to the official
plat thereof as recorded as entry no. 24652, in Book C, Page 33, in the Office of the Salt Lake County
Recorder.
ALSO:
Lot 36, Herrick Subdivision, according to the official plat thereof recorded as entry no. 483594, Book H,
Page 70, in the Office of the Salt Lake County Recorder.
ALSO:
Lot 1, Block 3, Gabbott’s Addition, according to the official plat thereof recorded as entry no. 29055,
Book C, Page 65, in the Office of the Salt Lake County Recorder.
Alley Legal Description
A strip of land situate within Block 3, Dieter & Johnson, Main Street Addition, according to the
official plat thereof. Said plat recorded as entry no. 24652, in Book C, Page 33, in the Office of
the Salt Lake County Recorder; Said strip of land being described as follows:
All of that alleyway located within Block 3, Dieter & Johnson, Main Street Addition
Subdivision; Beginning at the northwest corner of Lot 12, of said Block 3, And running thence
south 254.1 feet, more or less, along the west lines of lots 12 through 20, and lot 1 to the
southwest corner of said lot 1; thence west 16.5 feet (18.0 feet per Salt Lake City Atlas Plats),
more or less to the southeast corner of lot 2 of Block 3; thence north 254.1 feet, more or less
along the east line of lots 2 through 11 to the northeast corner of lot 11 of Block 3; thence east
16.5 feet (18.0 feet per Salt Lake City Atlas Plats), more or less to the point of beginning.
TABLE OF CONTENTS
1. Project Chronology
2. Notice of City Council Public Hearing
3. Original Petition
4. Mailing List
5. Written Comments Received after the Staff Report was Published
1. Project Chronology
PROJECT CHRONOLOGY
PETITIONS: PLNPCM2021-01191 & PLNPCM2022-00065 & 00086 -
Zoning Map, Master Plan Amendment and Alley Vacation for
the 1550 S Main Street Assemblage
November 19, 2021 Petition for the zoning map & accompanying text amendment
received by the Salt Lake City Planning Division.
February 1, 2022 Petition for the master plan amendment received by the Salt Lake
City Planning Division.
February 1, 2022 Petition for the alley vacation received by the Salt Lake City
Planning Division.
All petitions assigned to David Gellner, Senior Planner, for staff
analysis and processing.
February 8, 2022 All applications deemed to be complete for further processing.
February 9, 2022 Information about all petitions was sent to the Chair of the Ball
Park Community Council and Midtown District Community
Council in order to solicit public comments and start the 45-day
Recognized Organization input and comment period.
February 9, 2022 Staff sent an early notification announcement of the project to all
residents and property owners living within 300 feet of the project
site providing information about the proposal and how to give
public input on the project.
February 9, 2022 Staff hosted an online Open House to solicit public comments on
the proposal. The Online Open House period started on February
9, 2022 and ended on March 30, 2022
March 3, 2022 Staff attended an online meeting of the Ball Park CC on March 3,
2022
March 30, 2022 The 45-day public comment period for Recognized Organizations
ended.
May 15, 2022 The applicant made changes to the original request which included
a text amendment to allow additional building height on these
properties. The text amendment portion of the application was
withdrawn by the applicant.
May 23, 2022 Staff sent a notice to the Ballpark Community Council and all
property owners and residents within 300 feet of the development
informing them of changes to the proposal, specifically that the
request for a text amendment to allow additional building height
was withdrawn by the applicant and was no longer part of the
proposal.
July 14, 2022 Public notice posted on City and State websites and sent via the
Planning list serve for the Planning Commission meeting of July
27, 2022. Public hearing notice mailed.
July 14, 2022 Public hearing notice signs with project information and notice of
the Planning Commission public hearing physically posted on the
properties.
July 27, 2022 The Planning Commission held a Public Hearing on July 27, 2022.
By unanimous vote, the Planning Commission forwarded Positive
recommendations to City Council for the proposed zoning map and
master plan changes and the alley vacation.
2. Notice of City Council Public Hearing
NOTICE OF PUBLIC HEARING
The Salt Lake City Council is considering Petitions PLNPCM2021-1191 and PLNPCM2022-00065
& 00086 Zoning Map, Master Plan Amendment and Alley Vacation for the 1550 S Main Street
Assemblage. Urban Alfandre is requesting that the City amend the zoning map and master plan for
multiple property parcels located at approx. 1518, 1530, 1540, 1546 S Main Street and 1515 S Richards
Street respectively. The existing alley that runs through the properties would be vacated as part of this
request. The intent of these petitions would be to combine all parcels as well as the alley into one
cohesive parcel under the new zoning in order to build a mixed-use/multi-family development on the
site. On July 27, 2022, the Planning Commission held a public hearing and voted to recommend
approval to the City Council for the following applications:
a. Zoning Map Amendment: The change the zoning from CC (Corridor Commercial) & R-1/5000
(Single-Family Residential) to FB-UN2 (Form-Based Urban Neighborhood) zoning district. Case
PLNPCM2021-01191
b. Master Plan Amendment - Change to the future land use map in the Central Community
Master Plan from Community Commercial to High Mixed Use. Case PLNPCM2022-00065
c. Alley Vacation: Request to vacate and close the platted alley to incorporate the area as private
property in the development. Case PLNPCM2022-00086
As part of their study, the City Council is holding an advertised public hearing to receive comments
regarding the petitions. During the hearing, anyone desiring to address the City Council concerning
this issue will be given an opportunity to speak. The Council may consider adopting the ordinance
the same night of the public hearing. The hearing will be held:
DATE: TBD
TIME: 7:00 PM
PLACE: Electronic and in-person options.
451 South State Street, Room 326, Salt Lake City, Utah
** This meeting will be held via electronic means, while also providing for an in-person
opportunity to attend or participate in the hearing at the City and County Building, located
at 451 South State Street, Room 326, Salt Lake City, Utah. For more information, including
WebEx connection information, please visit www.slc.gov/council/virtual-meetings. Comments
may also be provided by calling the 24-Hour comment line at (801) 535-7654 or sending an
email to council.comments@slcgov.com. All comments received through any source are
shared with the Council and added to the public record.
If you have any questions relating to this proposal or would like to review the file, please call David
Gellner at 801-535-6107 between the hours of 8:00 a.m. and 5:00 p.m., Monday through Friday, or
via e-mail at david.gellner@slcgov.com The application details can be accessed at
https://citizenportal.slcgov.com/, by selecting the tab and entering the petition numbers
PLNPCM2021-01191, PLNPCM202200065 and PLNPCM2022-00086.
People with disabilities may make requests for reasonable accommodation, which may include
alternate formats, interpreters, and other auxiliary aids and services. Please make requests at least
two make a request, please contact the City Council Office at council.comments@slcgov.com,
(801)535-7600, or relay service 711.
3. Original Petition
TO: David Gellner
CC: Wayne Mills
FROM: Urban Alfandre (Stephen Alfandre, Owner)
DATE: 5.16.2022
RE: Amendment to Rezone application on 1550 S Main Street Assemblage
David,
After extensive meetings with the community council, Planning Staff, and other neighborhood
stakeholders, we are requesting an amendment to our previous rezone application wherein we
requested additional height of 15 feet within the FB-UN2 zone to a maximum of 65 feet. We wish to
revise our application and not request the additional 15 feet within the FB-UN2 zone which would
result in a maximum height of 50 feet. It became clear to us that the neighborhood did not agree with
65 feet in height at this location and we want to align ourselves with their desire to see a project of
smaller scale.
Although we can technically achieve a 50 ft height limit via design review and planned development in
the current CC zone, we would rather work in the FB-UN2 zone for various reasons. Here is why we
believe the FBUN-2 zone at this location far exceeds using the CC zone for this project:
1. Higher Design Standards
The FB-UN2 zone has higher urban design standards than the CC zone, which we believe will
make for a better project. Creating a consistent street wall, enhancing walkability, requiring
more glass and balconies and patios, and ensuring architectural design will contribute to the
character of the neighborhood are all requirements of the FB-UN2 zone. We are proponents of
having more FB-UN2 zones because of how they demand for better urban design in our city.
2. Step-backs to create neighborhood compatibility
The FB-UN2 zone requires step-backs and setbacks from adjacent single-family properties which
creates appropriate transitions between our parcels and adjacent single family homes.
3. Active ground floor uses
The FB-UN2 zone requires a permitted use other than parking shall occupy at least 75% of the
width of any street-facing building façade which makes for much better ground floor pedestrian
interaction than the CC zone. Our intent is to create a dynamic ground floor experience for
pedestrians.
We also want to address two additional complaints the neighborhood has had about the FB-UN2
zone: parking and setbacks.
Parking the FB-UN2 zone does not require parking. We have offered (on numerous occasions)
to voluntarily add ample parking within the project via a development agreement with the City
Council to lessen the impact of on-street parking in the neighborhood. In fact, we have
voluntarily included parking on all of our projects in the FB-
been required to do so.
Setbacks a common complaint from the neighbors is the lack of setbacks required in the FB-
UN2 zone. We continue to advocate for zero setbacks within urban-pedestrian areas for the
following reasons:
1. There already exists a 30-ft setback between the property line and the street
at 1515 S Main street. Adding more setback to this existing condition would
amplify the unfriendly pedestrian experience that currently exists by
exacerbating the wide chasm between street-walls along Main Street, as seen
below. Wide streets with large setbacks is not good urban design for cities and
prohibits pedestrian scale, comfort and vibrancy.
2. The eastern side of Main Street has zero setbacks and
is recommending for the western side to also have zero
setbacks to create a unified urban street wall (of which we agree entirely).
create a pleasant contrast to surrounding suburban residenti
strong street wall helps facilitate pedestrian circulation as well as provide a
3. Setbacks are not intended to be active open space for community use and
actually do more to hurt vibrant pedestrian experiences in our opinion. In the
CC zone only 1/3 of the setback area is required to be landscaped with
vegetation which means the majority can be gravel or rocks
invite open-space users.
4. Our intention is to add some retail space on the ground floor and the FB-UN2
zone is much more conducive to creating an enhanced retail experience than
the CC zone. For instance, in the CC zone, surface parking lots are allowed,
anymore surface parking lots. The FBUN-2 zone requires strong street walls,
durable building materials and active ground floor uses which create a more
enhanced retail and pedestrian experience than what the CC zone requires.
The section of Main Street from 1300 S to 1700 S is dead. There is little-to-no
pedestrian activity currently and as major landowners in the neighborhood it
is our strong desire to revitalize this area through good urban design and retail
activation to create a vibrant pedestrian experience, that is currently not
found in this area. The CC zone is the wrong zone to encourage this type of
revitalization for the reasons mentioned above.
Thank you for your considering of our request.
Sincerely,
Stephen Alfandre
Founding Principal Urban Alfandre
Al
l
e
y
V
a
c
a
t
i
o
n
A
p
p
l
i
c
a
t
i
o
n
Ur
b
a
n
A
l
f
a
n
d
r
e
Re
a
s
o
n
f
o
r
a
l
l
e
y
v
a
c
a
t
i
o
n
r
e
q
u
e
s
t
:
cu
r
r
e
n
t
l
y
a
t
t
r
a
c
t
s
s
i
g
n
i
f
i
c
a
n
t
c
r
i
m
e
i
n
t
h
e
a
r
e
a
a
n
d
b
y
i
n
c
o
r
p
o
r
a
t
i
n
g
t
h
i
s
l
a
n
d
i
n
t
o
o
u
r
p
r
o
j
e
c
t
w
e
c
a
n
c
r
e
a
t
e
a
b
e
t
t
e
r
a
n
d
s
a
f
e
r
e
n
v
i
r
o
n
m
e
n
t
f
o
r
r
e
s
i
d
e
n
t
s
.
Wr
i
t
t
e
n
d
e
s
c
r
i
p
t
i
o
n
o
f
t
h
e
a
l
l
e
y
b
o
u
n
d
a
r
i
e
s
:
t
h
e
a
l
l
e
y
r
u
n
s
s
o
u
t
h
f
r
o
m
A
n
d
r
e
w
A
v
e
n
u
e
f
o
r
a
p
p
r
o
x
i
m
a
t
e
l
y
2
6
4
f
t
.
a
n
d
t
h
e
n
d
e
a
d
-
e
n
d
s
i
n
t
o
t
h
e
b
a
c
k
y
a
r
d
o
f
1
8
W
Va
n
B
u
r
e
n
A
v
e
.
T
h
e
r
e
i
s
n
o
t
h
r
u
-
a
c
c
e
s
s
t
o
V
a
n
B
u
r
e
n
a
v
e
.
T
h
e
a
l
l
e
y
i
s
a
p
p
r
o
x
i
m
a
t
e
l
y
1
4
f
t
w
i
d
e
.
www.urbanalfandre.com
February 3, 2022
RE: 1) Zoning Text Amendment; 2) zoning map amendment; and 3) master plan
amendment for 1550 South Main Street Assemblage
Summary
Urban Alfandre (UA) is the contract purchaser of an approximately 2 acre site with direct
frontage on Main Street and Andrew Avenue (exact parcel numbers shown below).
UA is requesting to re-zone these parcels from CC to FBUN-2 and to be listed in Table
voluntary development agreement to add off-street parking within the building and massing
that is sensitive to the adjacent parcels and neighborhood.
We believe FBUN-2 parcels that are listed in Table 21A.27.050.C is the appropriate zone for
the following reasons:
o The height of the proposed zone (65 ft) allows for maximum flexibility to achieve
the following design goals: 1) add sufficient off-street parking in the building; 2)
design ground floor retail with appropriate height;
o It is where we should be adding density located within a 10 minute walk to the
1300 S TRAX station which allows residents to enjoy transportation optionality and
not be dependent on a car
o It conforms with the proposed Ballpark master plan of activation, retail, and density
near transit and on major corridors
The current CC zone limits the height of our intended use to 45 ft which is insufficient for
off-street parking and retail on the ground floor.
The current use of the Main Street Motel is one that brings significant and recurring crime to
the neighborhood. The neighborhood stakeholders have all expressed strong desire to see
this use go away. Our intended use of a mixed-use residential and retail building will activate
the street and help make the entire neighborhood safer.
www.urbanalfandre.com
Report
We are pleased to submit this application to amend the current zoning from CC to FBUN-2 with
additional height at the properties highlighted below in blue, located at approximately 1550 S Main
Street, which is currently the Main Street Motel.
The parcel numbers are: 15132780200000, 15132780170000, 15132780120000, 15132780110000,
15132780120000, 15132780130000, 15132780140000 and the city-owned alley bifurcating these
parcels.
The purpose of this amendment is to redevelop this blighted, crime-ridden property into a mixed-
use project that would add housing not typically found in this neighborhood and neighborhood-
scaled commercial to this portion of Main Street, a major commercial thoroughfare, just blocks from
downtown and a ½ mile to the Ballpark TRAX.
A description of the proposed use of the property being rezoned is as follows:
Our vision for this property is to rezone it from Commercial Corridor (CC) to FBUN-2 Corner Lot
for the following reasons:
1) Proximity to TRAX and location on a prominent corner of Main St a major corridor
connecting into downtown. This property is within a ½ mile from the Ballpark TRAX
stop, categorizing this location as a Transit-Oriented Development (TOD). The
following are benefits of successful Transit-Oriented Developments:
www.urbanalfandre.com
Create compact development within an easy walk of public transit and with
sufficient density to support transit ridership
Establish a hierarchy of transportation which places the pedestrian first, bicycle
second and auto third.
Create active places and livable communities that service daily needs and where
people feel a sense of belonging and ownership.
Incorporate retail into a development if it is a viable use at the location. Ideally
drawing customers both from both the TOD and a major street.
TOD strengthens urban development but also helps manage future regional
growth by encouraging growth to occur where the existing infrastructure is best
suited to address it. The benefits of this type of development include:
o More residents living close to commercial areas to support a strong, local
oriented economy.
o This reduces the overall cost of development and reduces negative
environmental impacts on air and water quality while creating community
oriented public places.
By optimizing land use and accessibility, Transit-Oriented Development
decreases traffic congestion, improves air quality and public health, lowers the
cost of living, and makes opportunities more accessible. (http://tod.org/)
Encourage the stabilization and revitalization of existing neighborhoods, as new
uses are designed to support existing neighborhood characteristics
o The stabilization of these parcels is an important part of making this
neighborhood safer to walk and take transit.
2) To add density and a mix of uses, in an appropriate scale, that contemplates future
growth of adjacent properties within the current zoning. Five-story, well designed mixed-
use buildings which are massed correctly, are appropriate for these parcels which are
situated on a prominent corner of Main Street which is a major commercial corridor
connecting the densest part of downtown, which is just a couple blocks away, to the
heart of the Ballpark neighborhood.
The neighborhood recently went through a zoning change to preserve single family
homes on the interior streets to accommodate more density on the main corridors of
Main Street and 1700 South. This proposal is compatible with this neighborhood
objective.
www.urbanalfandre.com
(Image 1)
buildings are found, just a couple of blocks north, to past 2100 South and the start of
South Salt Lake. FBUN-2 will serve as a transition zone of gentle density between
Downtown, the Ballpark Area which will become much more dense, according to the
Ballpark Area Plan (Draft), and downtown South Salt Lake.
The purpose of a Transition Area as described by the Salt Lake City TOD Documents is:
to provide a moderate level of land development intensity that incorporates the
principles of sustainable transit oriented development. The transition area is
intended to provide an important support base to the core area and transit
ridership as well as buffer surrounding neighborhoods from the intensity of the
core area. These areas reinforce the viability of the core area and provide
opportunities for a range of housing types at different densities. Transition areas
are generally located within a one-half (½) mile from the station platform, but
may vary based on the character of the area. Transition areas typically serve the
surrounding neighborhood; include a broad range of building forms that house a
mix of compatible land uses. The minimum desired density is ten (10) dwelling
units per acre. Commercial uses may include office, retail, restaurant and other
commercial land uses that are necessary to create mixed use neighborhoods.
Commercial uses can be clustered around intersections and along block faces to
create neighborhood nodes.
The zoning along this portion of Main Street is currently Commercial Corridor which
h the growth
trajectory of our city and the lack of housing options it is only a matter of time before
www.urbanalfandre.com
3) Extra height creates more livability and housing opportunities: The current CC zoning
gh a Planned Development process. A rezone to FBUN-2 Corner
Lot is only one story taller than what is currently allowed, however, the extra story and
height allows for much more flexibility to add more housing types not typically found in
this neighborhood, adequate onsite parking, and ground floor commercial with the
appropriate ceiling heights to attract desired local retail tenants, while also creating a
vibrant pedestrian experience.
(Slate, a project our team developed in the Central 9th neighborhood in the same FBUN-2 zone, has off-street parking and appropriate ceiling heights
for ground floor active commercial space
1. to add a material amount of housing
units not typically found in the neighborhood, with proper ground floor ceiling heights for
commercial space and provide enough off-street parking.
2. Setbacks are much larger than the east side of Main St causing an irregular urban wall and
public realm.
1) Creating more livable communities and neighborhoods through the appropriate transition of
multi-family housing and mixed land uses in designated areas
a) This zoning amendment would achieve this by redeveloping this detrimental use into a
multi-family, mixed-use project on Main Street, which is a major thoroughfare for
automobiles, but also denser multifamily housing and commercial space, which would
also make this neighborhood more livable for a wider range of people.
www.urbanalfandre.com
2) To have pedestrians use transit and walk comfortably to services, shopping and recreational
opportunities.
a) It is important to leverage parcels on major thoroughfares to create smart density to
support TRAX and BRT transportation systems. This site is a 10 minute walk to the
1300 South TRAX stop and is considered a transit-oriented site. This zoning amendment
is appropriate to this location and will achieve city-wide master plan, housing and TOD
goals by redeveloping it in a mixed-use, contextually sensitive way that promotes
walkability and vibrancy along a major commercial thoroughfare just blocks from
downtown.
3) To increase pedestrian accessibility by creating housing that supports the employment center
of the downtown area.
a) Leveraging this location, which is a 10 minute walk to TRAX, through creating more
housing will increase pedestrian accessibility and transit accessibility that will support the
employment center of downtown.
4) An enhanced built environment that encourages employees to work and live in the Central
Community
a) Adding housing types not typically found in this neighborhood, in a mixed-use setting,
that creates a more vibrant and walkable streetscape, while providing more services
within walking distance, creates a vibrant built environment which will attract more
people to live and work in this neighborhood.
This zoning amendment will achieve Salt Lake City Housing Affordability Priorities by:
1) Removing barriers which limit housing density, prohibit needed housing types or create
excessive developer burden.
a) This zoning amendment would achieve this by redeveloping this detrimental use into a
multi-family, mixed-use project on Main Street and provide units that are not typically
found in the neighborhood.
www.urbanalfandre.com
The above photos of recently delivered projects, Moda on Main and The Edith, which are larger
townhome units, comprise most of the new housing stock in this neighborhood. The rezone
would allow for something different more efficient residential units above ground floor retail,
which will deliver a more varied housing stock to the neighborhood.
2) Support the development of new or underutilized housing types that meet the unique needs
a) The proposed rezone would provide more housing types not typically found in this
neighborhood and in so doing, increase housing choices for a wider range of people in
this neighborhood.
3) Promote transit-oriented development, walkable communities and models that decrease the
need for cars or parking stalls.
a) Leveraging this TOD site into a mixed-use project that increases the walkability of Main
Street would accomplish this Priority.
Ballpark Area Plan (Draft)
While we understand that the Ballpark Area Plan has not been officially adopted yet, we
his project is in
presence of small local businesses, a generally pleasant pedestrian and bike environment, and
medium-density residential buildings. New development should focus on maintaining the
scale, walkability and bikability of the neighborhood.
o This project will implement the intent of the Main Street Character Area by:
Creating ground floor commercial space for local businesses
Creating a vibrant pedestrian experience through activation and design
including:
Street trees
ADA accessible
Human scaled building frontages
www.urbanalfandre.com
Pedestrian level street lighting
Store fronts, office windows, and windows on homes facing the
street
Enhancing the walkability and bikability of Main Street through design,
gentle density and a mix of uses.
The Ballpark Area Plan (Draft) also calls out for reduced setbacks on the west side of Main
Street to be equal with the setbacks on the east side of Main Street to create a more uniform
urban wall and public realm.
Our team is interested in executing a Development Agreement with the City to ensure the public
benefits of off-street parking, human scaled street frontages and ground floor commercial space are
incorporated in the new project.
This request, if approved, will amend the zoning map, future land use map in the master plan and
amend the text of the zoning ordinance.
Kindest regards,
James Alfandre
Founding Principal
Urban Alfandre, LLC
650 South 500 West #188
Salt Lake City, UT 84103
www.urbanalfandre.com
The above is a precedent image to show an example of street activation and sensitivity to
massing.
www.urbanalfandre.com
November 12, 2021
RE: Zoning Amendment for 1550 South Main Street Assemblage
Summary
Urban Alfandre (UA) is the contract purchaser of an approximately 2 acre site with direct
frontage on Main Street and Andrew Avenue (exact parcel numbers shown below).
UA is requesting to re-zone the property from CC to FBUN-2 Corner Lot with a
voluntary development agreement to add off-street parking within the building and
massing that is sensitive to the adjacent parcels.
We believe FBUN-2 Corner Lot is the appropriate zone for the following reasons:
o The height of the proposed zone (65 ft) allows for maximum flexibility to achieve
the following design goals: 1) add sufficient off-street parking in the building; 2)
design ground floor retail with appropriate height;
o It is where we should be adding density located within a 10 minute walk to the
1300 S TRAX station which allows residents to enjoy transportation optionality
and not be dependent on a car
o It conforms with the proposed Ballpark master plan of activation, retail, and
density near transit
The current CC zone limits the height of our intended use to 45 ft which is insufficient
for off-street parking and retail on the ground floor.
The current use of the Main Street Motel is one that brings significant and recurring
crime to the neighborhood. The neighborhood stakeholders have all expressed strong
desire to see this use go away. Our intended use of a mixed-use residential and retail
building will activate the street and help make the entire neighborhood safer.
www.urbanalfandre.com
Report
We are pleased to submit this application to amend the current zoning from CC to FBUN-2
Corner Lot at the properties highlighted below in blue, located at approximately 1550 S Main
Street, which is currently the Main Street Motel.
The parcel numbers are: 15132780200000, 15132780170000, 15132780120000,
15132780110000, 15132780120000, 15132780130000, 15132780140000 and the city-owned
alley bifurcating these parcels.
The purpose of this amendment is to redevelop this blighted, crime-ridden property into a
mixed-use project that would add housing not typically found in this neighborhood and
neighborhood-scaled commercial to this portion of Main Street, a major commercial
thoroughfare, just blocks from downtown and a ½ mile to the Ballpark TRAX.
A description of the proposed use of the property being rezoned is as follows:
Our vision for this property is to rezone it from Commercial Corridor (CC) to FBUN-2 Corner
Lot for the following reasons:
1) Proximity to TRAX and location on a prominent corner of Main St a major
corridor connecting into downtown. This property is within a ½ mile from the
Ballpark TRAX stop, categorizing this location as a Transit-Oriented Development
(TOD). The following are benefits of successful Transit-Oriented Developments:
Create compact development within an easy walk of public transit and with
sufficient density to support transit ridership
www.urbanalfandre.com
Establish a hierarchy of transportation which places the pedestrian first,
bicycle second and auto third.
Create active places and livable communities that service daily needs and
where people feel a sense of belonging and ownership.
Incorporate retail into a development if it is a viable use at the location.
Ideally drawing customers both from both the TOD and a major street.
TOD strengthens urban development but also helps manage future regional
growth by encouraging growth to occur where the existing infrastructure is
best suited to address it. The benefits of this type of development include:
o More residents living close to commercial areas to support a strong,
local oriented economy.
o This reduces the overall cost of development and reduces negative
environmental impacts on air and water quality while creating
community oriented public places.
By optimizing land use and accessibility, Transit-Oriented Development
decreases traffic congestion, improves air quality and public health, lowers the
cost of living, and makes opportunities more accessible. (http://tod.org/)
Encourage the stabilization and revitalization of existing neighborhoods, as
new uses are designed to support existing neighborhood characteristics
o The stabilization of these parcels is an important part of making this
neighborhood safer to walk and take transit.
2) To add density and a mix of uses, in an appropriate scale, that contemplates future
growth of adjacent properties within the current zoning. Five-story, well designed
mixed-use buildings which are massed correctly, are appropriate for these parcels
which are situated on a prominent corner of Main Street which is a major commercial
corridor connecting the densest part of downtown, which is just a couple blocks
away, to the heart of the Ballpark neighborhood.
The neighborhood recently went through a zoning change to preserve single family
homes on the interior streets to accommodate more density on the main corridors of
Main Street and 1700 South. This proposal is compatible with this neighborhood
objective.
www.urbanalfandre.com
(Image 1)
densest buildings are found, just a couple of blocks north, to past 2100 South and the
start of South Salt Lake. FBUN-2 will serve as a transition zone of gentle density
between Downtown, the Ballpark Area which will become much more dense,
according to the Ballpark Area Plan (Draft), and downtown South Salt Lake.
The purpose of a Transition Area as described by the Salt Lake City TOD Documents
is:
to provide a moderate level of land development intensity that incorporates
the principles of sustainable transit oriented development. The transition area
is intended to provide an important support base to the core area and transit
ridership as well as buffer surrounding neighborhoods from the intensity of
the core area. These areas reinforce the viability of the core area and provide
opportunities for a range of housing types at different densities. Transition
areas are generally located within a one-half (½) mile from the station
platform, but may vary based on the character of the area. Transition areas
typically serve the surrounding neighborhood; include a broad range of
building forms that house a mix of compatible land uses. The minimum
desired density is ten (10) dwelling units per acre. Commercial uses may
include office, retail, restaurant and other commercial land uses that are
necessary to create mixed use neighborhoods. Commercial uses can be
clustered around intersections and along block faces to create neighborhood
nodes.
The zoning along this portion of Main Street is currently Commercial Corridor which
www.urbanalfandre.com
trajectory of our city and the lack of housing options it is only a matter of time before
.
3) Extra height creates more livability and housing opportunities: The current CC zoning
-2
Corner Lot is only one story taller than what is currently allowed, however, the extra
story and height allows for much more flexibility to add more housing types not
typically found in this neighborhood, adequate onsite parking, and ground floor
commercial with the appropriate ceiling heights to attract desired local retail tenants,
while also creating a vibrant pedestrian experience.
(Slate, a project our team developed in the Central 9th neighborhood in the same FBUN-2 zone, has off-street parking and appropriate ceiling
heights for ground floor active commercial space
reasons:
1. A maximum height to add a material amount of
housing units not typically found in the neighborhood, with proper ground floor ceiling
heights for commercial space and provide enough off-street parking.
2. Setbacks are much larger than the east side of Main St causing an irregular urban wall
and public realm.
1) Creating more livable communities and neighborhoods through the appropriate
transition of multi-family housing and mixed land uses in designated areas
a) This zoning amendment would achieve this by redeveloping this detrimental use into
a multi-family, mixed-use project on Main Street, which is a major thoroughfare for
www.urbanalfandre.com
automobiles, but also denser multifamily housing and commercial space, which
would also make this neighborhood more livable for a wider range of people.
2) To have pedestrians use transit and walk comfortably to services, shopping and
recreational opportunities.
a) It is important to leverage parcels on major thoroughfares to create smart density to
support TRAX and BRT transportation systems. This site is a 10 minute walk to the
1300 South TRAX stop and is considered a transit-oriented site. This zoning
amendment is appropriate to this location and will achieve city-wide master plan,
housing and TOD goals by redeveloping it in a mixed-use, contextually sensitive way
that promotes walkability and vibrancy along a major commercial thoroughfare just
blocks from downtown.
3) To increase pedestrian accessibility by creating housing that supports the employment
center of the downtown area.
a) Leveraging this location, which is a 10 minute walk to TRAX, through creating more
housing will increase pedestrian accessibility and transit accessibility that will support
the employment center of downtown.
4) An enhanced built environment that encourages employees to work and live in the
Central Community
a) Adding housing types not typically found in this neighborhood, in a mixed-use
setting, that creates a more vibrant and walkable streetscape, while providing more
services within walking distance, creates a vibrant built environment which will
attract more people to live and work in this neighborhood.
This zoning amendment will achieve Salt Lake City Housing Affordability Priorities by:
1) Removing barriers which limit housing density, prohibit needed housing types or
create excessive developer burden.
a) This zoning amendment would achieve this by redeveloping this detrimental use into
a multi-family, mixed-use project on Main Street and provide units that are not
typically found in the neighborhood.
www.urbanalfandre.com
The above photos of recently delivered projects, Moda on Main and The Edith, which are
larger townhome units, comprise most of the new housing stock in this neighborhood. The
rezone would allow for something different more efficient residential units above ground
floor retail, which will deliver a more varied housing stock to the neighborhood.
2) Support the development of new or underutilized housing types that meet the unique
a) The proposed rezone would provide more housing types not typically found in this
neighborhood and in so doing, increase housing choices for a wider range of people
in this neighborhood.
3) Promote transit-oriented development, walkable communities and models that decrease
the need for cars or parking stalls.
www.urbanalfandre.com
a) Leveraging this TOD site into a mixed-use project that increases the walkability of
Main Street would accomplish this Priority.
Ballpark Area Plan (Draft)
y released draft
Ballpark Station Area Plan, of which is defined by the presence of small local
businesses, a generally pleasant pedestrian and bike environment, and medium-density
residential buildings. New development should focus on maintaining the scale,
walkability and bikability of the neighborhood.
o This project will implement the intent of the Main Street Character Area by:
Creating ground floor commercial space for local businesses
Creating a vibrant pedestrian experience through activation and design
including:
Street trees
ADA accessible
Human scaled building frontages
Pedestrian level street lighting
Store fronts, office windows, and windows on homes facing the
street
Enhancing the walkability and bikability of Main Street through design,
gentle density and a mix of uses.
The Ballpark Area Plan (Draft) also calls out for reduced setbacks on the west side of
Main Street to be equal with the setbacks on the east side of Main Street to create a more
uniform urban wall and public realm.
Our team is interested in executing a Development Agreement with the City to ensure the public
benefits of off-street parking, human scaled street frontages and ground floor commercial space
are incorporated in the new project.
This request, if approved, will amend the zoning map.
Kindest regards,
James Alfandre
Founding Principal
Urban Alfandre, LLC
650 South 500 West #188
Salt Lake City, UT 84103
www.urbanalfandre.com
The above is a precedent image to show an example of street activation and sensitivity to
massing.
20211147
20211147
20211147
20211147
20211147
20211147
20211147
BASE MIDDLE TOP
20211147
PUBLIC REALM PRIVATE REALM
20211147
20211147
20211147
20211147
Updated
Alley Vacation or Closure
OFFICE USE ONLY
Received By: Date Received: Project #:
Project Name:
PLEASE PROVIDE THE FOLLOWING INFORMATION
Location of the Alley:
Name of Applicant: Phone:
Address of Applicant:
E-mail of Applicant: Cell/Fax:
Applicant’s Interest in Subject Property:
Owner Contractor Architect Other:
Name of Property Owner abutting the alley (if different from applicant):
E-mail of Property Owner: Phone:
Please note that additional information may be required by the project planner to ensure adequate
information is provided for staff analysis. All information required for staff analysis will be copied and
made public, including professional architectural or engineering drawings, for the purposes of public
review by any interested party.
AVAILABLE CONSULTATION
lanners are available for consultation prior to submitting this application. Please email
zoning@slcgov.com if you have any questions regarding the requirements of this application.
WHERE TO FILE THE COMPLETE APPLICATION
Apply online through the Citizen Access Portal. There is a step-by-step guide to learn how to submit
online.
REQUIRED FEE
Filing fee of $26
Plus additional fee for required public notices
SIGNATURE
If applicable, a notarized statement of consent authorizing applicant to act as an agent will be required.
Signature of Owner or Agent: Date:
SA
L
T
L
A
K
E
C
I
T
Y
P
L
A
N
N
I
N
G
Urban Alfandre - Stephen Alfandre 301-767-5148
steve@urbanalfandre.com 3017675148
colonialmotel@gmail.com
01/25/2022
1500 main street, east of Richards St; west of Main Street; south of Andrew Ave
650 S 500 W Suite 188 Salt Lake City, UT 84101
Contract purchaser
David Pope
8015779637
St
a
f
f
R
e
v
i
e
w
SUBMITTAL REQUIREMENTS
Please include with the application: (please attach additional sheets electronically)
1. A letter explaining why you are requesting this alley vacation or closure.
2. A Sidwell map showing the area of the proposed alley vacation or closure. On the map please:
a.Highlight the area of the proposed alley vacation or closure.
b. Indicate with colored dot the property owners who support the petition.
c. Submit a digital (PDF) copy of the map.
3. A written description with measurements of the proposed alley vacation or closure.
A final legal description prepared by a licensed engineer will be required later.
4. The name, address and signatures of all abutting property owners who support the petition.
Petition must include the signatures of no less than 80% of the abutting property owners.
Signatures should be from the property owners and not from the property renters.
You may use the form attached to this application or provide your own form with signatures.
WHAT IS AN ALLEY VACATION OR CLOSURE?
As part of the subdivision process, early developers were required to create alleys which were then deeded to the
City. They were used for coal delivery, garbage pickup and other services. They also allowed access to garages. Today,
the City is officially the owner of these alleys. In situations where it can be demonstrated that there is an over-riding
public purpose for vacating the alley, the City may relinquish its property interest in the alley.
When an alley is next to or abuts a single family or duplex residential property, the City vacates the alley, divides it in
half, and the property is conveyed to the abutting property owners. If an alley is next to or abuts a non-residential, or
multifamily residential (3 or more dwelling units) property, the City may close the alley and then sell the land at fair
market value to the abutting property owners.
WHAT THE CITY CONSIDERS BEFORE VACATING OR CLOSING AN ALLEY Section 14.52.020
1. The City police department, fire department, transportation division, and all other relevant City departments
have no reasonable objection to the proposed disposition of the property;
2. Granting the petition will not deny sole access or required off-street parking to any property adjacent to the alley;
3. Granting the petition will not result in any property being landlocked;
4. Granting the petition will not result in a use of the alley property which is otherwise contrary to the policies of
the City, including applicable master plans and other adopted statements of policy which address, but which
are not limited to, mid-block walkways, pedestrian paths, trails, and alternative transportation uses;
5. No opposing abutting property owner intends to build a garage requiring access from the property, or has
made application for a building permit, or if such a permit has been issued, construction has been completed
within 12 months of issuance of the building permit;
6. The petition furthers the City preference for disposing of an entire alley, rather than a small segment of it; and
7.The alley property is not necessary for actual or potential rear access to residences or for accessory uses.
INCOMPLETE APPLICATIONS WILL NOT BE ACCEPTED
______ I acknowledge that Salt Lake City requires the items above to be submitted before my application can be
processed. I understand that Planning will not accept my application unless all of the following items are
included in the submittal package.
PETITION TO VACATE OR CLOSE AN ALLEY
Name of Applicant:
Address of Applicant:
Date:
As an owner of property adjacent to the alley, I agree to the proposed vacation or closure. I understand that if my
property is a commercial business or a rental property with more than three (3) dwelling units, I will be required to pay
fair market value for my half of the alley.
Print Name Address Signature Date
Print Name Address Signature Date
Print Name Address Signature Date
Print Name Address Signature Date
Print Name Address Signature Date
Print Name Address Signature Date
Print Name Address Signature Date
Print Name Address Signature Date
Print Name Address Signature Date
Print Name Address Signature Date
Print Name Address Signature Date
Print Name Address Signature Date
Print Name Address Signature Date
Urban Alfandre - Stephen Alfandre
650 S 500 W Suite 188 Salt Lake City, UT 84101
01/25/2022
David Pope 1530 S Main Street Salt Lake City UT 84115
Four Holdings, Inc 1530 S Main Street Salt Lake City UT 84115
1/25/2022
1/25/2022
1518 S Main Street Salt Lake City, Ut 84115Four Holdings, Inc
1540 S Main Street Salt Lake CityDavid Pope
1546 S Main Street Salt Lake City UT 84115David Pope
1515 S Richards Street Salt Lake City UT 84115Four Holdings, Inc
18 W Van Buren Ave Salt Lake City 84115John R and Mary J Hargreaves
22 W Van Buren Ave Salt Lake City UT 84115Thelma Castaneda; Tammy Dryer
"See signature above"
"See signature above"
"See signature above"
"See signature above"
Updated /2 /2
Zoning Amendment
Amend the text of the Zoning Ordinance Amend the Zoning Map
OFFICE USE ONLY
Received By:Date Received:Project #:
Name or Section/s of Zoning Amendment:
PLEASE PROVIDE THE FOLLOWING INFORMATION
Address of Subject Property (or Area):
Name of Applicant:Phone:
Address of Applicant:
E-mail of Applicant:Cell/Fax:
Applicant’s Interest in Subject Property:
Owner Contractor Architect Other:
Name of Property Owner (if different from applicant):
E-mail of Property Owner:Phone:
Please note that additional information may be required by the project planner to ensure adequate
information is provided for staff analysis. All information required for staff analysis will be copied and
made public, including professional architectural or engineering drawings, for the purposes of public
review by any interested party.
AVAILABLE CONSULTATION
If you have any questions regarding the requirements of this application, please contact Salt Lake City
Planning Counter at zoning@slcgov.com prior to submitting the application.
REQUIRED FEE
Map Amendment: filing fee of $1,0 plus $121 per acre in excess of one acre
Text Amendment: filing fee of $1,0 , plus fees for newspaper notice.
Plus, additional fee for mailed public notices. Noticing fees will be assessed after the application is
submitted.
SIGNATURE
If applicable, a notarized statement of consent authorizing applicant to act as an agent will be required.
Signature of Owner or Agent:Date:
St
a
f
f
R
e
v
i
e
w
SUBMITTAL REQUIREMENTS
1. Project Description (please electronically attach additional sheets. See Section 21A.50 for the
Amendments ordinance.)
A statement declaring the purpose for the amendment.
A description of the proposed use of the property being rezoned.
List the reasons why the present zoning may not be appropriate for the area.
Is the request amending the Zoning Map?
If so, please list the parcel numbers to be changed.
Is the request amending the text of the Zoning Ordinance?
If so, please include language and the reference to the Zoning Ordinance to be changed.
WHERE TO FILE THE COMPLETE APPLICATION
Apply online through the Citizen Access Portal. There is a step-by-step guide to learn how to submit online.
INCOMPLETE APPLICATIONS WILL NOT BE ACCEPTED
______ I acknowledge that Salt Lake City requires the items above to be submitted before my application can be processed. I
understand that Planning will not accept my application unless all of the following items are included in the
submittal package.
4. Mailing List
5. Written Comments Received after the Staff Report was Published
Additional Public Comments from Ballpark CC and Residents 07/19/2022
On Tue, Jul 19, 2022 at 10:32 PM Amy J. Hawkins < wrote:
Hello David Gellner and the Planning Division,
I attempted to forward some of the correspondence our neighborhood has recently exchanged with
Urban Alfandre regarding management of other nearby property in the Ballpark neighborhood.
Unfortunately it bounced back due to file size restrictions. I and other surrounding residents often sent
photos of evidence of our current situation. I am sorry that the photos won't make it into the report to
be considered by members of the Planning Commission, but hopefully the amount and tone of the
correspondence will still convey some of the important information.
It is also important to note that despite what surrounding residents have been told, as of the time that I
am writing this email, the buildings at 1450 S. Main Street are still standing and have yet to be
demolished. The surrounding neighborhood no longer believes that Urban Alfandre will be honest or
transparent with them regarding timelines or expectations regarding this or other properties in the
neighborhood. This is unfortunate.
***
Dear David Gellner, the Salt Lake City Planning Division, and Members of the Planning Commission,
As we approach next week's public hearing for the 1550 S Main Street Assemblage Zoning Map, Master
Plan, Zoning Text Amendments, and Alley Vacation, I am passing along some of the recent
correspondence between residents in the Ballpark neighborhood and Urban Alfandre concerning
another property assemblage of theirs one block to the north, at approximately 1450 S. Main Street. We
are still waiting for the buildings on this property to be demolished. While we wait, these unsecured
properties have attracted a considerable amount of drug dealing, sex work, bike chop shops, and
camping, causing the surrounding residents a great deal of stress. While there is currently fencing
around the property, it is not secure (as evidenced by the shopping carts that appear on the other side
of the fencing). Many emails to the property owners, Urban Alfandre, have gone unanswered for days,
or have never been answered at all.
It is deeply concerning to the residents of the Ballpark neighborhood that we have experienced
problems with these properties as they have been vacated and turned over to Urban Alfandre. Prior to
being owned by Urban Alfandre, these properties were occupied by a used car lot, a dog car care
business, and a closed electronics store, and were not extremely troubled properties. In contrast, the
1550 S. Main Street Assemblage properties that they wish to acquire and rezone include the Main
Street Motel, one of Salt Lake City's most troubled and crime-ridden properties. The Main Street Motel
is a notorious low budget motel that has often been the site of sex work, domestic abuse, drug sales and
use, and has been involved with several recent homicides in our neighborhood in the past few years.
If Urban Alfandre cannot responsibly manage the transitioning of an unproblematic used car lot and dog
day care without causing such a dramatic uptick of crime to the surrounding neighborhood, they should
not be allowed to manage the transition of one Salt Lake City's most troubled properties. The
consequences for the neighborhood will not be trivial. Given the history of the property and the Salt
Lake Police Department SWAT team that has had to visit this year while it has been occupied and
managed, it is not an exaggeration to say that human lives will be at risk during any gap between its
current style of management and complete demolition.
I welcome my other Ballpark neighbors to submit further comments about their experience in our
neighborhood to zoning@slcgov.com and David.Gellner@slcgov.com while Urban Alfandre has been
responsible for managing the unoccupied 1450 S. Main Street properties.
Sincerely,
Amy J. Hawkins, PhD
Chair, Ballpark Community Council
facebook.com/BallparkCC/
From:Jeff Sandstrom <>
Date:July 8, 2022 at 7:54:02 AM MDT
To:James Alfandre <
Cc:Amy Hawkins <
Subject:Security breach
Good morning James.
On my morning walk, I noticed that the fences have been breached both on main street and on
the Alley side of your property. I saw a homeless person leaving through the front fence in front
of the dog building, they have simply pulled the post out of the ground and opened the fence.
They have a shopping cart inside. Plus, you might check the security of the dog building it
almost appears that someone could be Camping inside with a blanket in the interior doorway. In
the back alley, part of the new fence has been Opened to expose a hole in the old fence.
Thanks, Jeff Sandstrom
On Thu, Jun 30, 2022 at 6:27 PM John Allison <> wrote:
Hey James,
We are looking forward to that new, no trespassing signs and fence going up tomorrow. I just
took a picture of some folks camping out in the alley rummaging through the trash inside the
current fence boundaries.
Thanks,
John
On Tue, Jun 28, 2022, 2:58 PM James Alfandre > wrote:
John,
Thanks for the update. The 'No Trespassing' signs will be added this afternoon, and more
cleanup will continue throughout the week. Construction perimeter fencing is being installed on
Friday.
James
On Tue, Jun 28, 2022 at 1:38 PM John Allison > wrote:
Hi James,
It looks like some clean up has happened at your property and the homeless camp has finally
been removed. We also look forward to you adding the city approved "no trespassing" signs so
this doesn't happen again while the property gets redeveloped into much needed new housing.
I know you've said that there have been delays in the demolition but the faster it can look like
the lot at 1700 S and W Temple (pic attached) the better it will be for the community to not have
so many people attracted to the empty buildings like a month to a flame. I am sure there are
supply chain and labor shortage issues but an expedited demolition of the property will keep
people from using it. I walk my dog every day past 1700 S and W Temple lot and have never
seen a squatter there because it is very unappealing since there is a clear line of sight to the
roads.
Additionally, I noticed another hole has been cut into the fence (see attached pic).
Thanks,
John
On Mon, Jun 27, 2022 at 9:22 PM Ryan O'Mahony <> wrote:
James,
With the exponential growth of drug activity and trash buildup since the tenants have left a few
weeks ago, the thought of another few weeks has me frightened. As Amy mentioned, we can no
longer walk along your property and feel safe. I have been calling the police multiple times a
day between the encampments, drug use and break ins.
Please help the neighborhood by at least cleaning up and securing the perimeter of the property
prior to Dominions work. The lot literally looks like a junk yard, and to be honest I am
embarrassed to live next to something like this. Please let us know if there is something we can
do to expedite the process. Thank you.
W Merrimac Ave
From:Amy J. Hawkins <>
Date: Mon, Jun 27, 2022 at 5:04 PM
Subject: Re: request for update on demolition timeline
To: James Alfandre <>
Hi James,
Your response deeply concerns me because on June 10th you wrote and told us that you were
planning to demo the buildings next week, which would have been June 13th - June 17th. Will
you write to us two weeks from now on July 11th, and let us know of another delay?
I'm sorry if I wasn't perfectly clear in my previous email. Given the current situation on our street,
a minimum of two weeks is going to be a very long time to wait. We do not feel safe walking
down our street. I do not feel safe exiting my front door, because it is in full view of this camp,
and its occupants have seen me speaking with police officers. The occupants of this camp
appear to be friendly with drug dealers. Who can we call to help you obtain your permits faster?
I mean this *very literally*. We are willing to make calls and make contacts for you. Please take
advantage of this opportunity. I need you to help us answer this question so we can feel safer,
sooner.
Best regards,
Amy J. Hawkins, PhD
Chair, Ballpark Community Council
facebook.com/BallparkCC/
---
On Mon, Jun 27, 2022 at 6:43 PM andrew mauss <> wrote:
Hello,
Also a concerned neighbor here. I have noticed and have videos showing the uptick in people
camping and browsing the back yards in my ally. It is up 10x since the buildings have been
vacant. There is a mostly permanent living situation between the trailers. The door on the pet
boarding place was wide open last week and there where at least 3 people hanging out in there.
The fact that the trailer on the street is allowed to be there is 100 precent because the building
is vacant. It is unacceptable that the only thing that has been done to secure them is some
plywood and it didn't even happen until last week or so. I am a general contractor and have
been involved with multiple projects very similar to what this one seems to be, and the fact that
nothing is being done there because of dominion is ridiculous. The properties could have been
secured and patrolled, as well as all what I am almost positive is hazmat stuff left in the
dealership. That could all have been removed prior to the excavators coming in to
demo. Ultimately these properties are your responsibility now and should be kept accordingly.
Hi James,
I second all of Amy and John's frustrations and concerns!
It seems clear that leaving these buildings abandoned for this length of time seems to be
nothing less than poor planning on you and your firm's part. As an outsider looking in, it
is perplexing how much time you have had to prepare for this (over a year) and how horrible it is
going. And placing all the responsibility on Dominion seems to be passing the buck.
Gary's property still has multiple semi trucks that are still full of materials that he has been
slowly unpacking. Given the speed at which he is unloading those I don't get the sense that he
is under any pressure to move out, which makes me question the real timeline of this
demolition.
Are there parts of the property that you can begin to clear/clean up. For example, the section of
alleyway behind my house (middle of the alleyway) has huge bushes that are on George's
property. This provides a place for the homeless to hide out and there is a huge encampment
there (in the alleyway and on George's property). There is a permanent fire pit next to the road
where people are burning the plastic coating off copper wire they are selling.
Additionally the old auto body shop and dog daycare has a ton of large item trash (stoves,
refrigerators, ATV) that could be moved and cleaned up. Getting rid of that trash would make
your properties look less inviting for people who are passing by and interested in
scavenging. Right now it looks like a junkyard.....is it really that surprising homeless people are
breaking in to see what they can steal.
Two (or more) weeks of this is unexceptable and we all know that enforcement alone isn't going
to change this.
Please share more options for what you are going to do.
Best, Jason
From:James Alfandre >
Date: Mon, Jun 27, 2022 at 4:23 PM
Subject: Re: request for update on demolition timeline
Dominion Gas is working with SLC now to obtain a permit to work in the right of way to kill their
lines. We are hopeful that it will be resolved soon. The asbestos should be remediated in the
buildings shortly. We're still a couple of weeks away from being able to receive the demo permit,
it sounds like, but are doing what we can to expedite.
We are working on expediting the perimeter construction fencing and will monitor the property
on a regular basis and will work with the local police officers to assist.
James
On Mon, Jun 27, 2022 at 2:56 PM John Allison <j > wrote:
Hi Everyone,
I'd just like to add to what Amy has stated in the previous email(s) and add a few pictures. It is
my hope that Dominion Power and RMP will expedite the process of cutting gas and power to
these properties so demolition of these buildings can begin immediately. Because the fence has
been compromised people are coming and going from the buildings constantly throughout the
day and night. It has overwhelmed our section of the neighborhood and they are now looking for
power out of our outlets on private property. Some have been so audacious to just "squat" on
our front porches. All of this activity has greatly increased because these empty buildings are
still here and accessible.
Is there not anything that we can do to help this process along? The dry cleaner on the corner of
1700S and W. Temple was abandoned and quickly demolished and there hasn't been any
squatting on the property. Why can't this be done for this property?
Thanks for your time,
John
On Mon, Jun 27, 2022 at 10:53 AM Amy J. Hawkins wrote:
Thank you, James. Again, we are happy to help make phone calls to expedite the demo permit.
Please let us know what we can do.
We realize the fencing would have to be fairly substantial and a big step up from decorative
garden fencing currently surrounding the trailers to effectively secure the property and prevent
camping.
The encampment that I photographed on Sunday morning was broken down and moved to the
east side of your building by Sunday afternoon. Additionally, a trailer parked on the north side of
the street on Merrimac Avenue and spent the night on the street, where people used drugs and
visited your property and our townhomes throughout the night (Dan Thomas a Ballpark
Community Council Board Member who is copied on this email, can verify the latter, having
messaged me at 11:41 pm about telling a transient person to stop using our external power and
to leave our property--they returned to their camper.
Thankfully, multiple neighbors and police communicated about the trailer today and have
informed its occupants that they need to leave the street. Profound thanks to Lieutenant Steve
Wooldridge and Sergeant Allen Christiansen and their officers for their policing of the Ballpark
neighborhood, and for the officers who visited throughout the day and evening yesterday.
James, please let us know what we can do to advocate for securing the property and expediting
your permits. We will continue to have issues with camping, drug use, dealing and other issues
that transient populations attract until this is resolved.
Amy J. Hawkins, PhD
Chair, Ballpark Community Council
facebook.com/BallparkCC/
On Mon, Jun 27, 2022 at 9:14 AM James Alfandre < wrote:
Thank you for this update. I am sorry the neighbors have had to deal with this.
We are working to get fencing up to secure the property and to get the encampment gone while
We are hoping to have the fencing up within the next day or two and will have the encampment
removed today.
James
On Jun 26, 2022, at 10:49 PM, Amy J. Hawkins <> wrote:
Hi James,
neighbors have
asked me to contact you again within the past 48 hours.
Their questions are being prompted by the fact your unsecured property is now a known vector
for a criminal element in Salt Lake City. We have experienced a dramatic increase in criminal
activity and it has become dangerous . Regarding both demolition and construction, I think your
property manager should anticipate needing to take increased security measures to protect both
your property and the surrounding neighborhood. I hope the surrounding neighborhood is still of
concern to you.
As I write this email to you now at 9:24 pm on Sunday evening, it is listening to police officers
break up yet another encampment on your property (which I can hear from inside my home).
We watched officers enter through the fence surrounding the property because it is, as a
Between this past Thursday afternoon, last night, and today, the transient population that the
property has attracted to our neighborhood has had a profound impact on the lives of the
residents of the surrounding blocks who are trying to live above the law. I have spent at least 8
hours of the past week dealing with issues surrounding the dramatically increased transient
population on our block and in our alley, including calling 911, the non-emergency dispatch
number, and submitting video and photo evidence to the police department, SLC mobile app
and Civil Enforcement about break ins and new damage to our surrounding community. For
o your
property when we woke up this morning and it was this encampment that also prevented us
from feeling as if we could safely walk in our neighborhood last night, knowing that folks were
watching us enter and leave our home.
If there is anything that the neighborhood can do to help advocate to further secure the future
process of demolition, please let us know. I would be more than happy to place a phone call
with Dominion Power or any other service provider to help expedite the process, or to ask the
would be eager to help out a neighborhood that already experienced two homicides in May
2022.
This situation is intolerable. Please let us know what you will do to help alleviate it as soon as
possible.
Sincerely,
Amy J. Hawkins, PhD
Chair, Ballpark Community Council
facebook.com/BallparkCC/
---
On Fri, Jun 10, 2022 at 1:06 PM Rob Phillips <r > wrote:
James -
I am one of the owners of the business across the street, RoHa Brewing Project.
From this email it sounds like you are looking to demo and develop that space along Kensington
and Major Street. We look forward to any improvement.
If we can support you in this effort in any way - please let me know.
We are doing all we can to improve the neighborhood, and increase walking traffic.
Please let me know if you need anything, my contact information is below.
Thank you,
Rob
Rob Phillips
work
cell
On Fri, Jun 10, 2022 at 12:49 PM James Alfandre < wrote:
Amy,
Thank you for bringing this to our attention. We were planning to demo the buildings next week,
however, we are waiting on Dominion Energy to kill the gas meters and haven't received a date
for when that will be yet.
We will get the property secured and boarded as soon as we can.
James
On Fri, Jun 10, 2022 at 11:35 AM Amy J. Hawkins > wrote:
Hello Salt Lake City Civil Enforcement and Urban Alfandre,
I'm writing to let you know that the Ballpark neighborhood is having problems with the
unsecured buildings at 1450 S. Main Street (at the corner of Merrimac Avenue and Main Street)
being repeatedly broken into by transient folks coming through the neighborhood. Multiple
residents have reached out to me this week to let me know that these unsecured buildings are a
serious problem, including Arika Schockmel, whose 11-year old daughter was recently solicited
on her bicycle at the end of her block as if she was a sex worker.
Our neighbor and Ballpark Community Council board member Jeff Sandstrom has just reached
out to our Salt Lake Police Department Community Liaison Office Detective Fallows (thanks
very much for being proactive, Jeff!), but I'm hoping that this can possibly be solved faster by
Civil Enforcement and the current property owners and developers working together to secure
the property before it is safely demo'ed.
Could we be given a timeline to know when the buildings might be demo'ed? What can we do to
help alert you to future problems to circumvent this situation in the future?
Thank you for your help,
Amy J. Hawkins, PhD
Chair, Ballpark Community Council
----------Forwarded message ---------
From:Jeff S >
Date: Fri, Jun 10, 2022 at 11:17 AM
Subject: Increase in homeless campers, unsecured building
To:
Cc: Amy Hawkins , Dan Thomas
<>, Nannette Condie Rob
Philips <>, Catherine Cargill <>,
Jason Sch <j >
Hello Detective Fallows:
We have an increase in homeless campers in the alleys. The alley between Main Street and
Major street, behind Condie's Candy has been reported an an ongoing problem, especially in
the evening and nighttime hours. An expanding number of people have been hanging out
behind the business. Condies have called the police about this several times.
The alley between Andrew Avenue and Merrimac Avenue just west of Main Street also has
another camp in the middle of the alley. They are frequently blocking the right of way in the
alley.
I also reported the abandoned building at 1450 S Main on the City's app for having been broken
into. The entire back of the building is wide open, with two garage door open. The building
needs to be boarded and secured asap. The tenant has moved out and it is going to be
redeveloped soon. Someone has cut the fence from the alley into the rear of the property, as
well.
If you could put these issues on your team's radar, we would really appreciate the help.
Thanks,
Jeff Sandstrom, board member, Ballpark Community Council
S Main Street
DAVID J.GELLNER,MAG, AICP
Senior Planner
Planning Division
DEPARTMENT of COMMUNITY and NEIGHBORHOODS
SALT LAKE CITY CORPORATION
DAVID J.GELLNER,MAG, AICP
Senior Planner
Planning Division
DEPARTMENT of COMMUNITY and NEIGHBORHOODS
SALT LAKE CITY CORPORATION
DAVID J.GELLNER,MAG, AICP
Senior Planner
Planning Division
DEPARTMENT of COMMUNITY and NEIGHBORHOODS
SALT LAKE CITY CORPORATION
DAVID J.GELLNER,MAG, AICP
Senior Planner
Planning Division
DEPARTMENT of COMMUNITY and NEIGHBORHOODS
SALT LAKE CITY CORPORATION