Transmittal - 3/10/2023ERIN 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: _________________
Rachel Otto, Chief of Staff Date sent to Council: _________________
______________________________________________________________________________
TO: Salt Lake City Council DATE: March 10, 2023
Darin Mano, Chair
FROM: Blake Thomas, Director Department of Community & Neighborhoods
__________________________
SUBJECT: Petition PLNPCM2022-00587
Zoning Map Amendment at 792 W 900 S & 875 S 800 W
STAFF CONTACT: Katilynn Harris, Principal Planner
katilynn.harris@slcgov.com or (801) 535-6179
DOCUMENT TYPE: Ordinance
RECOMMENDATION: That the City Council follow the recommendation of the Planning
Commission to approve the proposed Zoning Map amendment.
BUDGET IMPACT: None
BACKGROUND/DISCUSSION: This is a request by Cameron Broadbent, the property owner,
to amend the Salt Lake City Zoning Map from M-1 Light Manufacturing to R-MU Residential
Mixed-Use at 792 W 900 S & 875 S 800 W. The proposed zoning map amendment is intended to
allow the property owner to develop two small multi-family dwellings. The applicant has indicated
one of the reasons for proposing the R-MU zone is because of the flexibility the zone provides
related to setback and parking requirements – there is no front, corner, or interior side yard setback
and there is no off-street parking requirements for multi-family in the R-MU zone. No
development plans have been submitted at this time. If the amendment is approved, the applicant
could develop the site with any permitted or conditional use in accordance with the R-MU zoning
standards. The request did not require a master plan amendment.
3/10/2023
3/10/2023
rachel otto (Mar 10, 2023 15:10 MST)
The Westside Master Plan is the applicable community plan for this property. The property is
located in the 700 West industrial corridor which is a swath of development consisting of mostly
industrial uses abutting single-family homes between 800 South and approximately 1400 South.
At its widest, the corridor is about a quarter-mile wide and extends as far west as 800 West.
The Planning Commission reviewed the request at a public hearing on February 8, 2023. The
commission determined that the request improves density with minimal neighbor complaint, meets
Salt Lake City’s goals of a variety of housing types, and improves air quality. The commission
voted (6-5) to forward a positive recommendation on to the City Council to amend the zoning map
as requested.
PUBLIC PROCESS:
• September 21, 2022 – Early notification was sent to the Poplar Grove and Glendale
Community Councils. Poplar Grove Community Council sent a letter of support dated
December 12, 2022 which is attached to the Planning Commission Staff Report.
• September 21, 2022 – Early notification was sent to all residents and property owners
within 300 FT of the subject properties. Staff received two emails in support of the
rezone.
• September 2022 – January 2023 – An online open house was held for the proposal
• February 8, 2023 – Planning Commission held a public hearing regarding the proposed
zoning map amendment. The Planning Commission voted to forward a positive
recommendation to amend the zoning map for the subject properties from M-1 to R-MU
to the City Council for their review and decision.
PLANNING COMMISSION RECORDS of FEBRUARY 8, 2023:
Planning Commission Agenda
Planning Commission Minutes
Planning Commission Staff Report
EXHIBITS:
1. Project Chronology
2. Notice of City Council Hearing
90
0
W
90
0
W
900 S 900 S
Subject properties are highlighted in red
3. Original Petition
4. Mailing List
SALT LAKE CITY ORDINANCE
No. _____ of 2023
(Amending the zoning of property located at 792 West 900 South and 875 South 800 West from
M-1 Light Manufacturing District to R-MU Residential/Mixed Use District)
An ordinance amending the zoning map pertaining to property located at 792 West 900
South and 875 South 800 West from M-1 Light Manufacturing District to R-MU
Residential/Mixed Use District pursuant to Petition No. PLNPCM2022-00587 (the “Petition”).
WHEREAS, the Salt Lake City Planning Commission (the “Planning Commission”) held
a public hearing on February 8, 2023 on the Petition submitted by Cameron Broadbent to rezone
two parcels located at 792 West 900 South (Tax ID No. 15-11-277-009) and 875 South 800 West
(Tax ID No. 15-11-277-008) (collectively the “Property”) from M-1 Light Manufacturing
District to R-MU Residential/Mixed Use District;
WHEREAS, at its February 8, 2023 meeting, the Planning Commission voted in favor of
forwarding a positive recommendation to the Salt Lake City Council (the “City Council”) on the
Petition; and
WHEREAS, after holding a public hearing on this matter the City Council has
determined that adopting this ordinance is in the city’s best interests.
NOW, THEREFORE, be it ordained by the City Council of Salt Lake City, Utah:
SECTION 1. Amending the Zoning Map. The Salt Lake City zoning map, as adopted
by the Salt Lake City Code, relating to the fixing of boundaries and zoning districts, shall be and
hereby is amended to reflect that the Property, identified on Exhibit “A” attached hereto, shall be
and hereby is rezoned from M-1 Light Manufacturing District to R-MU Residential/Mixed Use
District.
SECTION 2. 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.
Passed by the City Council of Salt Lake City, Utah, this ______ day of ______________, 2023.
______________________________
CHAIRPERSON
ATTEST AND COUNTERSIGN:
______________________________
CITY RECORDER
Transmitted to Mayor on _______________________.
Mayor's Action: _______Approved. _______Vetoed.
______________________________
MAYOR
______________________________
CITY RECORDER
(SEAL)
Bill No. ________ of 2023.
Published: ______________.
Ordinance amending zoning map at 792 West 900 South and 875 South 800 West
APPROVED AS TO FORM
Salt Lake City Attorney’s Office
Date:__________________________________
By: ___________________________________
Katherine D. Pasker, Senior City Attorney
March 1, 2023
EXHIBIT “A”
Legal Description of Property to be Rezoned:
792 West 900 South Street
Tax ID No. 15-11-277-009
The South 29 feet of Lot 24, 25, and 26, CUMMINGS SUBDIVISION OF BLOCK 2, PLAT “C”,
Salt Lake City Survey, Salt Lake County, State of Utah.
875 South 800 West Street
Tax ID No. 15-11-277-008
Commencing 29 feet North of the Southwest corner of Lot 26, CUMMINGS SUBDIVISION OF
BLOCK 2, PLAT “C” Salt Lake City Survey; running thence North 28 feet; thence East 80 feet;
thence South 28 feet; thence West 80 feet to the point of beginning, Salt Lake County, State of
Utah.
1. PROJECT
CHRONOLOGY
Project Chronology
Zoning Map Amendment at approximately 792 W 900 S & 875 S 800 W – PLNPCM2022-00587
June 8, 2022
June 30, 2022
September 21, 2022
January 27, 2023
February 3, 2023
February 8, 2023
________, 2023
Cameron Broadbent, the property owner, filed the Zoning Map amendment
application. The subject property is located at 792 W 900 S & 875 S 800 W
and encompasses approximately 0.10 acres (4,561 square feet).
Application assigned to Katilynn Harris, Principal Planner.
Sent notifications to Popular Grove Community Council, Glendale
Community Council, and surrounding neighbors and property owners.
Project posted to city website for an online Open House.
Sign posted on subject property. Public hearing notice sent out and posted to
city website.
Public input period closed.
The Planning Commission held a public hearing and with a 6-5 vote,
forwarded a positive recommendation to amend the zoning map for the
subject property from M-1 to R-MU to the City Council for their review and
decision.
Signed ordinance received from City Attorney’s Office.
2. NOTICE OF CITY
COUNCIL HEARING
NOTICE OF CITY COUNCIL HEARING
The Salt Lake City Council is considering Petition PLNPCM2022-00587 – Cameron Broadbent, the
property owner, is requesting to amend the Salt Lake City Zoning Map for the property located at
approximately 792 W 900 S & 875 S 800 W. The proposal would rezone the property from M-1 Light
Manufacturing to R-MU Residential Mixed-Use. The subject parcels are approximately .10 acres or 4,561
square feet. The proposed amendment to the Zoning Map is intended to allow the property owner to
develop two small multi-family dwellings. No development plans have been submitted at this time. The
properties are within Council District 2, represented by Alejandro Puy. (Staff contact: Katilynn Harris at
801-535-6179 or katilynn.harris@slcgov.com). Case number: PLNPCM2022-00587
As part of their study, the City Council is holding an advertised public hearing to receive comments
regarding the petition. During the hearing, anyone desiring to address the City Council concerning this
issue will be given an opportunity to speak. The Council may consider adopting the ordinance the same
night of the public hearing. The hearing will be held:
DATE:
TIME: 7:00 pm
PLACE: Electronic and in-person options.
451 South State Street, Room 326, Salt Lake City, Utah
** This meeting will be held via electronic means, while also providing for an in-person
opportunity to attend or participate in the hearing at the City and County Building, located
at 451 South State Street, Room 326, Salt Lake City, Utah. For more information, including
WebEx connection information, please visit www.slc.gov/council/virtual-meetings. Comments
may also be provided by calling the 24-Hour comment line at (801) 535-7654 or sending an
email to council.comments@slcgov.com. All comments received through any source are
shared with the Council and added to the public record.
If you have any questions relating to this proposal or would like to review the file, please call Katilynn
Harris at 801-535-6179 between the hours of 8:00 a.m. and 5:00 p.m., Monday through Friday,
or via e-mail at katilynn.harris@slcgov.com. The application details can be accessed at
https://citizenportal.slcgov.com/, by selecting the “planning” tab and entering the petition number
PLNPCM2022-00587.
People with disabilities may make requests for reasonable accommodation, which may include
alternate formats, interpreters, and other auxiliary aids and services. Please make requests at least
two business days in advance. To make a request, please contact the City Council Office at
council.comments@slcgov.com, (801)535-7600, or relay service 711.
3. ORIGINAL PETITION
Zoning Map Amendment
Salt Lake City Parcels Involved
15112770080000 – 875 South 800 West
COM 29 FT N OF SW COR LOT 26 CUMMINGS SUB OF BLK 2 PLAT C N 28 FT E 80 FT S 28 FT W 80 FT TO BEG 6665-2026 10243-2811
15112770090000 - 792 West 900 South
S 29 FT OF LOTS 24 25 & 26 CUMMINGS SUB OF BLK 2 PLAT C 5191-0980 6038-0771 6050-1172 6665-2032 10243-2813
1. Project Description
This proposal to amend the zoning map is initiated by the property owner and involves two vacant parcels on the corner
of 900 South and 800 West which total 0.10 acres. The property is intended to be used for small multi-family housing,
duplex, triplex or fourplex, often referred to as the “missing middle” in Salt Lake City planning documents. Several Salt
Lake City planning documents have outlined a change in Salt Lake City public policy for this area due to various reasons.
These include the ever increasing housing crisis in the city and the associated need for diverse housing options,
beatification and utilization of the 9 Line corridor, the need for safe and efficient housing, flexible zoning tools and
regulations to meet today’s conditions, and the need for effective, high quality, in-fill development. The majority,
approximately 80%, of the 700-800 West block face for 900 South is unoccupied land. With over 50% of the block face’s
zoning being changed in 2020 from M-1 to R-MU, the change in public policy for the block face is clear. This zoning map
amendment completes the zoning change for the block face’s ONLY remaining vacant parcel.
This zoning amendment is supported by the following Salt Lake City planning documents:
Growing SLC: A Five Year Housing Plan 2018-2022
9 Line Corridor Master Plan, Adopted March 3, 2015
The Westside Master Plan, Adopted December 3, 2014
Salt Lake City Transit Master Plan | 2017 Executive Summary
Salt Lake City Pedestrian & Bicycle Master Plan, December 2015
Salt Lake City Westside Transportation Equity Study, 2021
Plan Salt Lake – Salt Lake City | Citywide Vision, Adopted December 1, 2015
1.a Purpose Of The Amendment
The purpose of this Zoning Amendment is to continue the work by the owner to beautify 800 West over a three block
stretch, 800 South to Fayette Avenue, where the owner has built two new homes in the last three years. The owner
desires to provide a custom-designed, custom-built residence appropriately-sized and beautifully landscaped which will
offer direct access to recreation, public transit and non-car transportation on an east-west corridor in which the
Westside Master Plan considers “in need of the most attention” (p.71 of the Westside Master Plan). The owner has a
track record of developing custom, energy-efficient homes built to match the size and period of the surrounding
neighborhood which fit in with the community (804 West Genesee and 802 West Fayette). Salt Lake City inspectors and
neighbors who’ve viewed the owner’s previous work in its entirety can both attest to the owner’s commitment to
personally building to the highest standard possible and being onsite during the build process to ensure quality building
which enhances the community. Additionally, over the last three years, the owner has planted over 150 trees, shrubs,
bushes, grasses and flowers along 800 West via approved landscape plans submitted to the city.
1.b Description Of The Proposed Use Of The Property Being Rezoned
“The purpose of the R-MU Residential/Mixed Use District is to reinforce the mixed use character of the area and
encourage the development of areas as high density residential urban neighborhoods containing retail, service
commercial, and small scale office uses. This district is appropriate in areas of the City where the applicable master plans
support high density, mixed use development. The standards for the district are intended to facilitate the creation of a
walkable urban neighborhood with an emphasis on pedestrian scale activity while acknowledging the need for transit
and automobile access” (SLC Zoning Code).
With the 9 Line corridor helping to create a “walkable urban neighborhood,” developing these lots with the intent of
restoring the “missing middle” living option adds to the mixed use character of the area. While a “hotel” is a permitted
use in the M-1 zone for legal lots like this one, the owner believes building a small, multi-family unit brings longer-term
residents that better weave into the fabric of the existing community. The owner agrees with the SLC Planning
Commission’s 2020 allowance for one owner to change most of the block face and all the other vacant parcels to R-MU
zoning. The owner believes this zoning is more in harmony with SLC’s guiding master plans previously mentioned and
shown in “City Goals” section 1.c below.
1.c Reasons Why The Present Zoning May Not Be Appropriate For The Area
Reasons are included in the headings: City Goals, Transportation and Equality
City Goals
With 160 people per day moving to Utah, their presence has become noticeable on our public roads (KSLTV.com,
12/28/2021). If we can create homes for people in places where walkable neighborhood infrastructure and public
transit is already in place, we’re helping achieve the goals of several SLC master plans. These goals help our community
ease car traffic, improve air quality and encourage healthy living. It’s interesting to note that the 9 Line corridor plan,
which creates a walkable neighborhood connecting the east and west side of downtown SLC, is so important that it’s
one of the very few streets to ever have its own SLC master plan.
Salt Lake City has historically built effective public/private partnerships which began with the city making large
infrastructure changes followed by zoning changes to accomplish additional reinvestment in the community. TRAX may
be a good example of this. The TRAX installation was followed by zoning changes which introduced development along
its corridor thru the city. The city’s massive undertaking along the 900 South corridor seems similar to TRAX and offers
pedestrian-friendly transportation. With the block face of 900 South between 700-800 West being 80% unoccupied
space, it offers the perfect place to make zoning changes which bring additional investment to our community. This
change is already underway. Many vacant land owners over several blocks to the east have already changed zoning
along the 9 Line corridor.
Many city planning documents support this change. Some excerpts below (shown in different fonts, text, etc.) are
directly from these documents and are shared in this section “City Goals” for the benefit of those wishing to be more
familiar with relevant SLC planning documents.
Plan Salt Lake – Salt Lake City | Citywide Vision, Adopted December 1, 2015. Sections below are from pages 9-10:
“Guiding Principles” from Plan Salt Lake comes from p. 14:
Plan Salt Lake “Housing Initiatives” below are taken from p.39.
2. The “missing middle” option, duplex, triplex and fourplex, offers us a way to
increase the number of medium density housing options without adversely
affecting the residential community.
3. The “missing middle” proposed for the corner of 900 South 800 West would
naturally offer ground level living in an approachable living arrangement.
4. Building on the 9 Line corridor offers residents a recreational hub in “people-
oriented” housing.
5. This rezone offers a moderate density increase appropriate for the existing
neighborhood.
7. Public transit and pedestrian-friendly transit are both available to this lot.
“Plans Salt Lake” suggests this is the type of residential area appropriate for
high density.
Growing SLC: A Five Year Housing Plan 2018-2022 p.11 & 50.
Interesting to point out that Growing SLC’s findings
suggested 52% of commuters would consider living in
Salt Lake City if housing were more affordable.
Growing SLC: A Five Year Housing Plan 2018-2022
Composition of SLC residents are shown below (p.14 & 50)
Growing SLC: A Five Year Housing Plan 2018-2022 p. 16 below offers additional “Guiding Principles” appropriating funds.
While no public funds are being sought for this
development, it seems relevant to call out:
Point#8 encourages us to call for a spectrum of
housing options for people of all backgrounds and
incomes.
Point#16 calls out what some city documents refer
to as the “missing middle.” It also encourages
diversifying housing stock to include this option
which is often not developed. This is due to rising
development costs bringing about developer’s
focus on multi-story apartment buildings.
Point#17 encourages us to include affordable
housing options where possible near transit-
oriented development areas. It also encourages
moderate increases in density along transit
corridors.
Growing SLC: A Five Year Housing Plan 2018-2022 p. 17 & 18 below emphasizes what it believes our #1 goal is together:
Growing SLC: A Five Year Housing Plan 2018-2022 p. 19 below mentions the “missing middle” and encourages us to all
help with “finding a place for these types [of housing] throughout the city” as they help with “restoring choices for a
wider variety of household sizes.”
P.10 of the Westside Master Plan shows how the “missing middle” zoning (duplex zoning) represents just 2% of total
zoning (2014).
P.10 of the Westside Master Plan suggests the Westside would benefit from better integrating multifamily into the rest
of the community rather than repeating the past and concentrating it so heavily (50%+) in just six developments.
P. 33 of the Westside Master Plan mentions, “There are also several vacant or underutilized parcels that can be
developed as infill parcels, and, depending on their size, can be seen as opportunities for multi-family projects.”
“Multi-family residential infill will require some zoning ordinance modification” (p.33).
P. 34 of the Westside Master Plan also suggests that “infill development adhere to the prevailing development pattern
in the immediate area.” More than 50% of the block face of 900 South was recently rezoned to a Residential Mixed Use
(R-MU); this is clearly an undeniable pattern. The proposed zoning change is in line with that pattern of development on
the existing block face. Furthermore, the Westside Master Plan encouraged the Salt Lake Planning Division to “Explore
regulatory options for allowing two- or multi-family development” where appropriate. It also mentioned that it would
be helpful to “add even a small amount of additional density without impacting the prevailing single-family character of
the Westside and potentially introduce unique housing types and designs to the community or the city” (p.34). This
rezone allowing for development of the “Missing Middle” helps achieve the recommendation to the Salt Lake Planning
Division by adding just a small amount of additional density that’s in harmony with the character of the existing
community.
P.69-71 of the Westside Master Plan speaks specifically of the 700 West corridor (Gateways & Industrial Districts):
The “Moving Forward” section to the left comes from
p.73 of the Westside Master Plan.
The Planning Division has made the 9 Line corridor a
priority and work is now underway.
ALL infill vacant land (owned by one party) on the block
face of 900 South 700-800 West has been changed to R-
MU, and the owner of the last remaining vacant parcel
on the block face has requested it now be change to R-
MU.
800 West’s 90’ width makes it a natural buffer between
mixed use and residential zoning. Master Plan
recommendations include flexible zoning in this area
allowing 50 or more dwelling units per acre.
Even on a national level, the Federal government sees
this area and this lot’s entire north side block face (not
the south) specifically as a “distressed area.”
The United States Department of Housing and Urban
Development (HUD) has placed this block face in what it
terms the “Opportunity Zone” where it invites owners
to aid in developing this area for the benefit of the
community (https://opportunityzones.hud.gov/resources/map).
Transportation
The current M-1 zoning does not allow for a small, multi-family home despite immediate access to public transit and
recreation. With 160 new residents per day arriving, it’s clear why the Utah State House Speaker mentioned
transportation being the first issue when he commented on the influx of residents. He said, “State leaders are very
aware of problems associated with a booming population…growth doesn’t have to be the enemy but that Utah needs to
be thoughtful with long-term planning for transportation, housing and recreation” (KSLTV.com, 12/28/2021).
The Salt Lake City Pedestrian & Bicycle Master Plan suggested that after gathering public import, one of the key themes
regarding transportation was a need for better options and “support for conventional and low stress bikeways that are
designed well, especially to minimize intersection conflicts” (P. ES-2).
The Salt Lake City Transit Master Plan 2017 Executive Summary suggested that “through public outreach efforts for the
Transit Master Plan and past SLC planning efforts” transit officials learned that “forty-three percent (43%) of participants
in the Design Your Transit System Tool indentified improved access to transit on foot and by bike as a priority” (p.107).
Additionally, some age groups that are likely to rent their home (18-36 year old Millennials) are more active, taking 23%
fewer driving trips, 16% more walking trips and 24% more biking trips than other households (p.7).
“Public transit is also the primary mode of travel for many of the approximately 1 in 10 Salt Lake City residen ts that have
a disability” (p.7). A ground-level home is more accommodating to some disabilities and will naturally be a part of a
small, multi-family home.
On a health note, obesity rates in Salt Lake County are at approximately 27%. Housing near transit and recreational
opportunities increase physical activity and improve health (p.7). A home with direct access to the 9 Line corridor offers
this opportunity.
The 9 Line Corridor Master Plan mentioned its intent is to function as “An urban thoroughfare and public open space,
helping people make connections, reduce barriers, promote healthy lifestyles.” Another part of its purpose is to help “a
diverse assemblage of people and user groups, [provide]the opportunity for enhancing their connections to the
surrounding businesses and neighborhoods that form a unique and attractive community” (p. 9). The rezoning of this
underutilized land helps us achieve this vision of bringing a “Diverse assemblage of people” together to use the 9 Line
space to connect people to recreation, public transit and the surrounding businesses.
Equality
Equality is a characteristic woven into Salt Lake City’s guiding master plans.
The 9 Line Corridor Master Plan (2015) makes mention of reducing barriers and improving physical and cultural
connections between the east and west sides of the City that in turn offer regional connections (p. 9). This zoning
change helps people connect and reduces the barriers of east-west divide.
Growing SLC: A Five Year Housing Plan 2018-2022 mentions the growing disparity between wages and rental rates
appears to be creating greater instability in the lives of low-income households (p.10). “The housing crisis also impacts
middle-income households” (p.11). Higher income households appear to enjoy more housing stability. This zoning
change helps provide lower rents and more stability to both low- and middle-income households with more diverse,
quality housing stock in a middle price range. Exacerbating the housing crisis are local barriers to housing development
(p.11)… The systemic affordable housing crisis has implications for every Salt Lake City resident and business.” Allowing
this zoning change will allow for a well-designed, small home for someone wishing to find a nice place to live that’s more
affordable than what average rents in SLC are currently (RentCafe.com, Zumper.com).
The Transportation Equity For Salt Lake City’s Westside Study, 2021 shines a light on “Equitable Access” for west and
east side Salt Lake City neighborhoods. One example of a benefit many eastside residents enjoy is the variety of several
small, multi-family housing options around a major park such as Liberty Park. Additionally, you can bike or walk directly
to the park from these small, multi-family options. The same opportunity around the west side’s International Peace
Gardens is limited. This zoning change brings “Equitable Access” to a housing option that is in limited supply around the
park today and makes it accessible via the 9 Line corridor.
Impact
Why R-MU?
Block face zoning is consistent. Consistency seems important since spot zoning is illegal. It seems the original
intent when zoning half the block R-MU was to convert this block (along 900 South) to R-MU. Would it not
otherwise be considered spot zoning since there is no other R-MU zoning near this location?
90’ physical road break. With a 90’ wide break between the east and west side of 800 West, including a 45’ city
owned park-like median, it doesn’t seem we could find a better place to make a zoning break consistent with the
change of the block face zoning started in 2020.
10’ extra. R-MU appears to add just 10’ to the current M-1 zoning maximum height of 65’.
Practicality naturally limits height. Some may argue that the 75’ height allowance in R-MU is too much for this
lot. The reality is that these are two 0.05 acre lots and there is no physical way a 75’ building could reasonably
be constructed and allow any type of reasonable parking. Additionally, anything over 30’ requires the power
lines to be buried at a cost estimated to be $2.5Mil per an email quote from Scott.Burton@pacificorp.com
(Mar/11, 3:45pm). Could some homes be torn down around the lot and developed into something larger? Yes.
However, that misses the intent of building the “Missing Middle” on these lots, but it could be possible. If that
large of an investment was made by an entity along a pedestrian-centric road with its own master plan
dedicated to bringing people to use it, we’d be fortunate to welcome it as 900 South is one of the few entrances
to the west side and its further development would be welcomed over the industrial neglect prevalent today.
Missing Middle - This size of lot is ideal for developing the “Missing Middle.”
12’ on the south. The property line on the south of these lots is nearly 12’ back from the sidewalk. SLC Fire
requirements incentivizes owners to set a home back at least an additional 5+ feet creating almost a 17’ setback;
this is the planned setback from which the owner intends to begin designing.
9’ on the west. The property line on the west is nearly 9’ back from the sidewalk. While SLC is currently
evaluating reducing parking requirements, such requirements have not yet been changed. Therefore, in order to
accommodate adequate packing given current requirements of the proposed R-MU zone, the owner intents to
pull the building forward to be set approximately 9’ back from the sidewalk to meet the rear parking
requirements. May we keep in mind that “Form” zoning approved just east a few blocks requires zero off-street
parking (i.e., FB-UN2 zone for 278 West 900 South)?
Why is this different than the recent rezone of 805 South 800 West to R-MU-35?
SLC made their intentions clear regarding the direction it wanted for 800 South years before the proposed
zoning change for 805 S. 800 W. came along recently. Not all individual citizens/home owners sought to
change the zoning of their homes to R-MU-35 along 800 South (800-900 West); that change was done by SLC
or a small group getting it approved by SLC. It sent a clear message to myself as an existing owner of
multiple properties along 800 West (including 804 W Genesee, separated from that zoning change by a 15’
alley) and the rest of the community since the mandate was approved by SLC offices. The clear directive
was that this would be more density, limited to 35’ in height (via R-MU-35 zoning with its required parking
of one car per unit).
I was the only local citizen in the room when SLC Planning Commission was reviewing the zoning change
request for 805 W. 800 S. The Planning Commission indirectly invited the owner to change his proposed
zoning request from R-MU-45 to R-MU-35. Those actions were consistent and appropriate since SLC had
already made its intentions clear for the area (the expanded block face of I-15 to 900 W) by initiating a
zoning change to R-MU-35 years ago. That owner was simply being asked to adjust his request to meet the
established pattern previously set. In that meeting, he graciously complied with the informal request before
leaving the room.
Similarly, SLC has approved a welcome change to R-MU zoning for 50% of the block face (700-800 W) along a
future pedestrian, non-car corridor with its own master plan (the 9 Line Corridor Master Plan). Like the
directional change on 800 South, the change on 900 South was set in motion years ago. The actions were
clear. The message sent to local citizens was clear. The pattern of development along the respective roads
was different, but made clear in the same fashion. As a resident, I read the actions and directions of SLC as a
clear change to the area and purchased two lots along the same block face that was zoned R-MU. I’ve made
a decision to invest and beautify this area years ago in a way that goes beyond what is “Required” (details
below). I seek R-MU zoning, not R-MU-35 or 45 in its current form.
What’s the impact to surrounding single-family homes and where has this been done in SLC already?
Along non-car, transit lines (i.e., the pedestrian walkway of 900 South or TRAX line on 200 South), R-MU is a
sound zoning choice because it requires at least some parking; this is in comparison to the zero parking
requirement of selectively used Form zoning. R-MU is a natural choice over other zoning options when existing
lot lines are set back a reasonable distance from the public sidewalk. That’s the case with the corner of 900
South 800 West.
There is an example worth noting that is nearby this proposed zoning amendment, namely 900 South 200 West.
Form zoning (FB-UN2) turns to R-MU zoning as you move from 900 South 200 West further south and pass a
major freeway exit (the 900 South I-15 exit), shown below. Immediately after a major I-15 road, R-MU zoning is
the first zoning used (1015 South 200 West) on a corner lot with multi-family units. On the other end of the
block face is the same R-MU zoning (1075 South 200 West). In-between the two R-MU lots are four one-story,
single-family homes which have been zoned RMF-35. In principle & use, this is almost an exact match to what is
being proposed with this zoning amendment for the corner of 900 South 800 West.
It’s worth noting that at 1075 South 200 West, only 45’ separate a R-MU lot from additional one-story, single-
family homes to the south. That’s half the distance of the existing 90’ between this proposed R-MU zoned
corner lot of 900 South 800 West and the one-story, single-family homes to the west on 900 South.
Additionally, this planned building on the corner of 900 South 800 West is a two-story building, making it fit in
more seamlessly with the 900 South neighborhood.
The proposed zoning amendment would create a version of the example above; however, the 900 South 800
West lot’s building would be more appropriately sized to blend in with the existing single-family homes.
The recommended zoning for 900 South 800 West would layout similarly to other nearby non-car, pedestrian
corridors (example above).
R-MU (1075 S) RMF-35
RMF-35
R-MU
R-MU (1015 S)
M-1/TBD
R-MU
M-1/TBD
Additional Impact
All vacant land on the 900 South (700-800 West) block face is owned by two parties. One party rezoned all their vacant
land to R-MU in 2020. The other party wishes to now do the same. What wasn’t changed to R-MU is still M-1 which was
setup years ago before most manufacturing moved west.
While there are several uses for a vacant lot in the current M-1 zone that may be potentially profitable, these don’t
seem appropriate for the space. These include: a recycling collection station, a gas station, a cannabis production
establishment, tire distribution center, sign painting & fabrication, 24-hour taxicab service or a dead animal cremation
service center.
With 50%+ of the 900 South block face (700-800 West) being rezoned to R-MU, the city’s intent to bring more mixed
residential use along the 9 Line corridor is clear and consistent with the city’s long-term planning documents. While the
M-1 zone allows for a hotel/motel to be built, the zoning needs to be changed for a more appropriate small, multi-family
home to be allowed.
It may be helpful for some to compare M-1 and R-MU zoning setbacks. As I understand them, they are as follows:
M-1 has no setback requirements for the interior side yard or the rear yard.
R-MU has no setback requirements for the interior side yard or the front/corner side yard.
M-1 has a 15’ front & corner side yard setback
M-1 has no open space requirement for a lot nor does it require any rear yards.
R-MU requires 20%+ open space and a rear yard that is 25% of lot depth, but not exceeding 30’.
In the end, changing 900 South 800 West’s vacant land zoning to match all other vacant land zoning on the block face is
appropriate. Additionally, R-MU zoning incorporates a 20% open space requirement (currently zero open space is
required in the M-1 zone) and is the best zoning for helping incorporate off-street parking into the future design. Such
zoning seems appropriate since it also requires more parking than the Form zone approved a couple blocks east which
requires zero off street parking.
R-MU zoning for the last vacant lot on the block face is an infill decision supported by seven SLC long-term planning
documents and is in harmony with SLC’s vision of sound planning.
900 South 800 West
Aerial view of lot lines
Looking east
Looking
north
Proposed Site Plan:
Building (blue)
Parking (gray)
Open space inside the lot lines exceeds 20% min (light green)
Additional open space outside the lot lines (dark green)
The Owner’s Proven Commitment To The Community
The owner of the property believes in the restoration and enhancement of this community along 800 West.
Beginning in 2017 (SLC Case#PLNZAD2017-00393), the owner started with a vacant, neglected lot (830 South 800 West).
The owner and his wife designed a custom home with a goal of building a home to add a pocket of sunshine to the area.
The home’s front door & much of the landscape is designed to be the color of sunshine with the goal of literally adding
more sunshine to the neighborhood. Additionally, they sought to bring vintage features into a home that was designed
to feel like a restored 1920’s home. This included a wood-based exterior over 100% of the home, vintage exterior
lighting as well as wood floors and tile that were consistent with buildings from the early 1900’s. Lastly, it was
landscaped to beautify the neighborhood and was referred to by one neighbor as the street’s “Garden of Eden.”
Despite some individuals experiencing homelessness unplugging the water system to charge their cell phones, it still
looks presentable and will be worked on again in 2022. Between this home and a second home (similarly built on a
vacant, neglected lot at 802 West Fayette Avenue), nearly 150 trees, shrubs, bushes, grasses and flowers were installed
by the hands of the owner.
Besides building homes complimenting the character of the neighborhood, the owner has helped and supported other
owners along 800 West prepare to improve their land. He began years ago supporting one owner of a vacant parcel at
1050 South 800 West purchase the dilapidated home (808 W. Dalton) that had become a safety issue next door. He
supported the owner who then completed a lot line adjustment and he helped sell the lots to individuals who completed
the teardown and are beginning the development of 808 W. Dalton. The owner noticed the neglected lots of 800 South
800 West, but when he called to begin the process to clean up that lot (805 South 800 West), it was already in-process
to be cleaned up and developed.
The lots on the corner of 900 South and 800 West were the last of the neglected lots on 800 West to be cleaned up.
The owner and his family have begun cleaning them of trash and weeding them. Rezoning these lots is the first step
towards designing a custom home that is suited to the lot, neighborhood and community.
The owner has previously worked as a Research Scientist designing product, packaging, and shelf space layouts prior to
taking an interest in designing custom living spaces and landscapes to enhance the quality of life. For this corner,
designs are being reviewed that originate in northern Europe, Hong Kong, New York and the Salt Lake Valley with the
hope of bringing design elements that compliment the neighborhood and restore beauty to a vacant, neglected corner
lot. The owner is studying the use of efficient building materials and practices that would enhance life for residents and
the community. Upon rezoning, the owner will engage the professional services of additional designers, architects,
engineers and builders.
The owner believes he can add to our community by providing a quality home in which to live. He’s currently renting to
or has rented to a diverse set of people living and working right in our community including retired veterans, a member
of Ballet West, a volunteer of public radio, nurses, janitors, an airline analyst, self-employed service contractors, house
cleaners, and partially-disabled individuals.
This zoning change allows for something to be built that will include ground-level units that may also afford some the
rare chance to age in place near family. Additionally, this rezoning will offer a housing option that is disappearing since
many multi-story apartment buildings are now including either parking on the first floor or commercial retail space.
Thank you for time and for the opportunity to work together to bring something good to our community.
Sincerely,
Cameron Broadbent
4. MAILING LIST
UNIT CITY STATE ZIP CODE
SALT LAKE CITY UT 84104
SALT LAKE CITY UT 84104
ST GEORGE UT 84770
SALT LAKE CITY UT 84104
ADDRESS
817 W GENESEE AVE
813 W GENESEE AVE
2171 W 1970 NORTH CIR
801 W GENESEE AVE
854 S 800 W SALT LAKE CITY UT 84104
866 S 800 W SALT LAKE CITY UT 84104
822 W 900 S SALT LAKE CITY UT 84104
816 W 900 S SALT LAKE CITY UT 84104
810 W 900 S SALT LAKE CITY UT 84104
872 S 800 W SALT LAKE CITY UT 84104
1947 E STAG HILL CIR DRAPER UT 84020
10896 S 1000 E SANDY UT 84094
PO BOX 145460 SALT LAKE CITY UT 84114
853 S 800 W SALT LAKE CITY UT 84104
865 S 800 W SALT LAKE CITY UT 84104
869 S 800 W SALT LAKE CITY UT 84104
871 S 800 W SALT LAKE CITY UT 84104
10962 S MANITOU WY SOUTH JORDAN UT 84009
763 W GENESEE AVE SALT LAKE CITY UT 84104
2251 E ALVA CIR MILLCREEK UT 84109
51 E 400 S SUITE 210 SALT LAKE CITY UT 84111
751 W GENESEE AVE SALT LAKE CITY UT 84104
756 W 900 S SALT LAKE CITY UT 84104
750 W 900 S SALT LAKE CITY UT 84104
1576 ELVADO DRWAY #6 SIMI VALLEY CA 93065
729 S KILBY CT SALT LAKE CITY UT 84101
851 S 800 W SALT LAKE CITY UT 84104
847 S 800 W SALT LAKE CITY UT 84104
767 W GENESEE AVE SALT LAKE CITY UT 84104
3923 S 500 E MILLCREEK UT 84107
3923 S 500 E MILLCREEK UT 84107
176 N 2200 W # 200 SALT LAKE CITY UT 84116
205 HUDSON ST NEW YORK NY 10013
920 S 700 W SALT LAKE CITY UT 84104
1400 DOUGLAS ST STOP 1640 OMAHA NE 68179
NAME
MARIO ARTURO BALTAZAR SANCHEZ
SHAUN L SIMPSON; CAROL SIMPSON (JT)
ANDREW W COLE
ROSENDO ZAVALA
JOSE SAMUEL GRACIA; REYNA GLORIA GRACIA (JT)
PATRICIO J BLANDON
ADRIENNE M AMES
GORDON R SOLT
ANNALISA E ESQUIBEL; ALESANDRE GONZALES (TC)
CHASE SOVEREEN
ALAN STEVEN CURTIS
MONTAGUE APTS LLC
SALT LAKE CITY CORPORATION
NICOLE DANIELLE CURTIS
MICHAEL J HOPPER; HERMELINDA G HOPPER (JT)
AMANDA CLARE FERNANDEZ; JIMMY FERNANDEZ
COLLEEN MAREE FECHNER
CAMERON BROADBENT
ARLINE STONE; TRACY BUTTERFIELD; JACOB BUTTERFIELD; IRENE MARTIN;
THOMAS S SATTERFIELD; LESLIE SATTERFIELD (JT)
3148 LLC
LINNUS WEGE
ROSA M VEGA
JESUS CHACON; RAQUEL CHAVEZ (JT)
PETER R VIOLETTE; ALANA C VIOLETTE (JT)
J & B PROPERTIES UTAH 2 LLC
LINDA M BEDDICK
LAWRENCE H IV FRAMME
VANESSA CHARCAS; JOSEPH C GORMAN (JT)
855 S, A SERIES OF NORTHCREST HOLDINGS, LLC
857 S, A SERIES OF NORTHCREST HOLDINGS, LLC
WEST END LLC
UTAH PAPER BOX COMPANY
SAN PEDRO, L A & S L RAILROAD CO
Current Occupant 809 W GENESEE AVE Salt Lake City UT 84104
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Current Occupant 802 W MONTAGUE AVE Salt Lake City UT 84104
Current Occupant 855 W 900 S Salt Lake City UT 84104
Current Occupant 875 S 800 W Salt Lake City UT 84104
Current Occupant 792 W 900 S Salt Lake City UT 84104
Current Occupant 757 W GENESEE AVE Salt Lake City UT 84104
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Current Occupant 748 W 900 S Salt Lake City UT 84104
Current Occupant 746 W 900 S Salt Lake City UT 84104
Current Occupant 766 W 900 S Salt Lake City UT 84104
Current Occupant 765 W GENESEE AVE Salt Lake City UT 84104
Current Occupant 855 S 800 W Salt Lake City UT 84104
Current Occupant 857 S 800 W Salt Lake City UT 84104
Current Occupant 739 W GENESEE AVE Salt Lake City UT 84104
Current Occupant 742 W 900 S Salt Lake City UT 84104
Current Occupant 740 W 900 S Salt Lake City UT 84104
Current Occupant 744 W 900 S Salt Lake City UT 84104
Current Occupant 755 W 900 S Salt Lake City UT 84104
Current Occupant 959 S 800 W Salt Lake City UT 84104
Current Occupant 915 S 900 W Salt Lake City UT 84104
Current Occupant 733 W GENESEE AVE Salt Lake City UT 84104