Transmittal - 4/5/2023ERIN MENDENHALL DEPARTMENT of COMMUNITY
Mayor and NEIGHBORHOODS
Blake Thomas
Director
SALT LAKE CITY CORPORATION
451 SOUTH STATE STREET, ROOM 445 WWW.SLC.GOV
P.O. BOX 145487, SALT LAKE CITY, UTAH 84114-5487 TEL 801.535.7712 FAX 801.535.6269
CITY COUNCIL TRANSMITTAL
________________________ Date Received: _________________
Lisa Shaffer, Chief Administrative Officer Date sent to Council: _________________
______________________________________________________________________________
TO: Salt Lake City Council DATE: April 5, 2023
Darin Mano, Chair
FROM: Blake Thomas, Director, Department of Community & Neighborhoods
__________________________
SUBJECT: Petition PLNPCM2022-00733
Zoning Map Amendment at 1549 S 1000 W, 1551 S 1000 W, 1565 S 1000 W,
and 1574 S 900 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 Jordan Atkin, representing the property
owner, to amend the Zoning Map for four separate parcels located at 1549 S 1000 W, 1551 S 1000
W, 1565 S 1000 W, and 1574 S 900 W. The proposed Zoning Map amendment would rezone the
properties from R-1/7,000 (Single-Family Residential) to RMF-30 (Low Density Multi-Family
Residential). The amendment is intended to allow the property owner to develop rowhouses on the
subject properties; however, no development plans have been submitted at this time. If the
amendment is approved, the applicant could develop the site in accordance with the newly adopted
RMF-30 zoning standards. In the new standards, each unit must have a minimum lot size of 2,000
square feet. Based on the square footage of the properties, a maximum of 35 units could be
constructed. Additionally, a maximum of 6 units per building are permitted for rowhouses The
request did not require a master plan amendment.
Lisa Shaffer (Apr 5, 2023 13:17 MDT)04/05/2023
04/05/2023
Two of the four parcels each contain a single-family dwelling while the other two are a currently
undevelopable sliver lot and a vacant lot with no street access in the middle of the block. The
proposed RMF-30 zoning district allows some non-residential uses, such as daycares and
community gardens. Because this application is a “petition for a zoning change that would
permit a nonresidential use of land, that includes within its boundaries residential dwelling
units,” a Housing Loss Mitigation Plan is required in accordance with chapter 18.97.020 of Salt
Lake City code. The applicant is proposing replacement housing to mitigate the loss of two
dwelling units.
The Planning Commission reviewed the request at a public hearing on March 8, 2023. The
Commission determined the RMF-30 zone promotes the implementation of key policies and goals
outlined in the Westside Master Plan which identifies vacant or underutilized parcels in this area
as preferred locations for multi-family infill development compatible in scale with the existing
neighborhood fabric. The Commission voted (9-1) to forward a positive recommendation to the
City Council to amend the zoning map as requested.
PUBLIC PROCESS:
• September 21, 2022 – Early notification was sent to the Glendale Community Council.
No official comments were received.
90
0
W
90
0
W
900 S 900 S
10
0
0
W
900
W
1700 S
Subject properties. Block and zoning context.
• September 21, 2022 – Early notification was sent to all residents and property owners
within 300 FT of the subject properties. Staff received a voicemail questioning the
appropriateness of tearing down two existing homes for a new development.
• September 21, 2022 – February 3, 2023 – An online open house was held for the
proposal.
• March 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 R-1/7,000 to
RMF-30 to the City Council for their review and decision.
PLANNING COMMISSION RECORDS of MARCH 8, 2023:
Planning Commission Agenda
Planning Commission Minutes
Planning Commission Staff Report
EXHIBITS:
1. Project Chronology
2. Notice of City Council Hearing
3. Original Petition
4. Housing Loss Mitigation Report
5. Mailing List
SALT LAKE CITY ORDINANCE
No. of 2023
(Amending the zoning of property located at 1549 South 1000 West, 1551 South 1000 West, 1565
South 1000 West, and 1574 South 900 West from R-1/7,000 Single-Family Residential to RMF-
30 Low Density Multi-Family Residential)
An ordinance amending the zoning map pertaining to property located at 1549 South 1000
West, 1551 South 1000 West, 1565 South 1000 West, and 1574 South 900 West from R-1/7,000
Single-Family Residential District to RMF-30 Low Density Multi-Family Residential District
pursuant to Petition No. PLNPCM2022-00733 (the “Petition”).
WHEREAS, the Salt Lake City Planning Commission (the “Planning Commission”) held
a public hearing on March 8, 2023 on the Petition submitted by Jordan Atkin, on behalf of the
property owner TAG SLC, LLC, to rezone four parcels located at 1549 South 1000 West (Tax ID
No. 15-14-253-005), 1551 South 1000 West (Tax ID No. 15-14-253-006), 1565 South 1000 West
(Tax ID No. 15-14-253-065), and 1574 South 900 West (Tax ID No. 15-14-253-035) (collectively
the “Property”) from R-1/7,000 Single-Family Residential District to RMF-30 Low Density
Multi-Family Residential District;
WHEREAS, at its March 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 R-1/7,000 Single-Family Residential District to RMF-30 Low Density
Multi-Family Residential 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: ______________.
Rezone 1549, 1551, 1565 South 1000 West, and
1574 South 900 West from R-1/7,000 to RMF-30
APPROVED AS TO FORM
Salt Lake City Attorney’s Office
Date:__________________________________
By: ___________________________________
Katherine D. Pasker, Senior City Attorney
March 24, 2023
EXHIBIT “A”
Legal Description of Property to be Rezoned:
1549 South 1000 West Street
Tax ID No. 15-14-253-005
COM 889.25 FT N & 264 FT E FR CEN SEC 14 T 1S R 1W SL MER N 124.5 FT E 281 FT S
124.5 FT W 281 FT TO BEG.
1551 South 1000 West Street
Tax ID No. 15-14-253-006
COM 264 FT E & 878.79 FT N FR CEN SEC 14, T 1S, R 1W, SL MER, N 10.46 FT; E 281 FT; S
10.46 FT; W 281 FT TO BEG.
1565 South 1000 West Street
Tax ID No. 15-14-253-065
BEG 723.77 FT N & 16 RDS E FR CEN SEC 14, T1S, R1W, SL MER; N 102.43 FT; E 150 FT; N
50 FT; E 130.5 FT; S 157.43 FT; W 120.5 FT; N 5 FT; W 160 FT TO BEG. LESS AND
EXCEPTING, BEG 723.10 FT N & 16 RODS E FR SW COR OF NE 1/4 OF SAID SEC 14; E 150
FT; N 102.43 FT; W 150 FT; S 102.43 FT TO BEG. 0.47 AC M OR L.
1574 South 900 West Street
Tax ID No. 15-14-253-035
BEG 30.63 RDS N & 50 RDS E & 198.935 FT N FR SW COR OF NE 1/4 SEC 14, T 1S, R 1W,
S L M; N 50 FT; W 280.5 FT; S 50 FT; E 280.5 FT TO BEG.
1. CHRONOLOGY
Project Chronology
Zoning Map Amendment at approximately 1549 S 1000 W, 1551 S 1000 W, 1565 S 1000 W, and 1574 S
900 W – PLNPCM2022-00733
July 21, 2022
August 11, 2022
September 21, 2022
February 24, 2023
March 8, 2023
March 24, 2023
Jordan Atkin on behalf of the property owner TAG SLC, LLC, filed the
Zoning Map amendment application. The subject properties are located at
1549 S 1000 W, 1551 S 1000 W, 1565 S 1000 W, and 1574 S 900 W and
encompass approximately 1.65 acres (71,721 square feet).
Application assigned to Katilynn Harris, Principal Planner.
Sent notifications to 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.
The Planning Commission held a public hearing and with a 9-1 vote,
forwarded a positive recommendation to amend the zoning map for the
subject property from R-1/7,000 to RMF-30 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 PLNPCM2022-00733 – Jordan Atkin, representing
the property owner, has submitted an application to amend the Zoning Map for four separate parcels
located at 1549 S 1000 W, 1551 S 1000 W, 1565 S 1000 W, and 1574 S 900 W. The requested Zoning
Map amendment would rezone the property from R-1/7000 (Single-Family Residential) to RMF-30 (Low
Density Multi-Family Residential). The requested amendment would allow for expanded residential uses
not permitted under the existing zoning district. The subject properties are located within Council District
2, represented by Alejandro Puy. (Staff Contact: Katilynn Harris at 801-535-6179 or
katilynn.harris@slcgov.com.)
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
PLNPCM2022-00733.
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
Project Description:
R-1-7000 to RMF-30
Parcel for Zone Map Amendment:
1514253005, 1514253006, 1514253065, 1514253035
Date:
February 14, 2023
Project Description:
Sitting on underutilized parcels, the TAG 1000 W townhome project will bring multi-family
development to the periphery of a “Regional Commercial Node” in the Westside Master Plan.1
Currently, the node and surrounding areas house several large vacant parcels that are
underutilized. The project being contemplated is anticipated to be a tract of townhomes that
provides a smooth transition from the node into the existing single-family neighborhood.
The proposed site is in close proximity to several neighborhood amenities that will both
enhance and be enhanced by the project. These include the Jordan River Trail (recreation node
at 1700 S), the Jordan River Peace Labyrinth, the Sorenson Unity Center, and the former site of
Raging Waters, which the city is contemplating how to redevelop. The project will provide much
needed living space for the Glendale neighborhood. The Westside has limited opportunities to
add density within existing neighborhoods, but locations like the proposed TAG 1000 W site on
the periphery of the neighborhood offer chances to improve how land is utilized. The current
R-1-7000 zoning codes directly contradict the density recommendations for the node by limiting
1 Salt Lake City, Documents, Accessed February 14,2023
http://www.slcdocs.com/Planning /MasterPlansMaps/WSLMPA.pdf
density to roughly 25 du/acre, less than half of the minimum 50 du/acre advised in the Master
Plan. Allowing the rezone will bring the City’s actions into better alignment with its plans.
Background:
The Westside Master Plan composed in 2014 provides extensive background on the state of the
neighborhood, which like the rest of the Salt Lake Valley has seen dramatic growth over the last
50 years. The Westside has traditionally grown faster than most parts of the city as the
neighborhood has provided affordable single-family housing options. Overall, the population of
Westside neighborhoods grew 42% between 1970 and 2014. The low-density single-family
development patterns seen in the majority (89%) of residential areas in Westside
neighborhoods is a barrier to sustainable growth. Young families are finding themselves
consistently priced out of the area with limited options in terms of both for-sale and for-rent
housing inventory.
The proposed sites for rezone is located at the corner of two major arterials; one of which
provides north-south access to the Westside and the other which forms an east-west gateway
into the area. 900 W serves as an important transit corridor, offering frequent service that
carries passengers to Salt Lake Central Station. Moreover, there are only a handful of east-west
access roads (1700 S being one of them) connecting the Westside to Downtown.
Since the composition of the Westside Master Plan, the Salt Lake region has continued to grow
at a breakneck pace (15.1% increase in 2010-2020 population in Salt Lake County), but the same
dynamics have not played out in the Census Tracts covered by the Westside Master Plan (1026,
1027.1, 1027.2, 1028.1 and 1028.2). The population of the Westside Census Tracts shrunk by
869 residents between 2010 and 2020, a roughly 3.5% decrease. This leaves questions about
the extent to which the current land uses are serving the population at a time when prices for
housing are rapidly increasing. Conversations with members of the Glendale community have
revealed that housing young families of the community remains a major challenge. New
residents coming into the area have pushed home costs and rents higher, leaving a dearth of
options for those who have grown up in the area and desire to stay in the neighborhood. Some
of these folks will inevitably leave the area for the affordability most people need when leaving
home for the first time. Declines in population of Westside neighborhoods over the last decade
have eroded the residential base that keeps local businesses alive.
Growth and Housing Initiatives:
Westside Master Plan:2
●Promote reinvestment and redevelopment in the Westside community through changes
in land use, improved public infrastructure and community investment to spur
development that meets the community ’s vision while maintaining the character of
Westside's existing stable neighborhoods.
2 Salt Lake City, Documents, Accessed February 14, 2023
http://www.slcdocs.com/Planning /MasterPlansMaps/WSLMPA.pdf
●Protect and encourage ongoing investment in existing, low-density residential
neighborhoods while providing attractive, compatible and high-density residential
development where needed, appropriate or desired.
●Generally speaking, most of the redevelopment in the Westside will be around
single-family neighborhoods
●If the neighborhoods are limited with regard to new residential and commercial
development, the opportunities for that type of growth must be located elsewhere. In
the Westside, those areas are at the edges of the neighborhoods and specific
intersections within them. Both the size and scope of these opportunities vary
significantly based on the site and situation.
Growing SLC:3
●Review and modify land-use and zoning regulations to reflect the affordability needs of a
growing, pioneering city
●Secure and preserve long-term affordability
●Increase the number of units on particular parcels
●Implement life cycle housing principles in neighborhoods throughout the city
●In-fill ordinances provide both property owners and developers with options to increase
the number of units on particular parcels throughout the city
●Develop flexible zoning tools and regulations,with a focus along significant
transportation routes.
Plan Salt Lake:4
●Promote high density residential in areas served by transit.
●Locate new development in areas with existing infrastructure and amenities,such as
transit and transportation corridors.
●Direct new growth towards areas with existing infrastructure and services that have the
potential to be people-oriented.
●Promote infill and redevelopment of underutilized land
●Enable moderate density increases within existing neighborhoods where appropriate
●Accommodate and promote an increase in the City ’s population
●Provide access to opportunities for a healthy lifestyle (including parks, trails, recreation,
and healthy food
●Support policies that provide housing choices, including affordability, accessibility and
aging in place.
The proposed development of a large and mostly vacant lot to create an attractive low-density
multi-family development will bring activation to the area and spur further investment on the
multiple underused parcels in the area. The project aligns with the goals, policies, and
statements of the Westside Master Plan and other governing city documents. The development
4 Salt Lake City Documents, Accessed December 14, 2022
http://www.slcdocs.com/Planning /Projects/PlanSaltLake/final.pdf
3 Salt Lake City Documents, Accessed December 19, 2022
http://www.slcdocs.com/hand/Growing_SLC_Final_No_Attachments.pdf
possible under the proposed rezone would promote infill that more adequately utilizes the land
by allowing for the development of additional density. The sites are close to a variety of
resources that provide opportunities for a healthy lifestyle. This includes the Jordan River trail,
the Jordan River Peace Labyrinth etc,. Additionally, the project provides a housing option that is
low maintenance, making it more appealing to an aging population. We expect that this project,
supported by the rezone, will breathe more life into the infrastructure and amenities already
present, while also encouraging their ongoing improvement.
Transportation and Mobility Initiatives:
Westside Master Plan5
●Clearly connected to the rest of Salt Lake City through a variety of reliable transportation
modes that give residents convenient options for getting around
●Strengthen the connections both within and between the Westside and other parts of
Salt Lake City by improving the community ’s gateways and corridors and strengthening
the transportation network for all modes of travel
Growing SLC:6
●It is imperative that new housing be constructed in the right locations of the city
●Moderate increases in density should be encouraged along transit corridors
Plan Salt Lake:7
●Create a system of connections so that residents may easily access employment, goods
and services, neighborhood amenities and housing
●Prioritize connecting nodes located throughout the City to each other with improved
walking, biking and transit
●Reduce automobile dependency and single occupancy vehicle trips
●Minimize impact of car emissions
●Increase mode-share for public transit, cycling, walking, and carpooling
The projects will bring people into an area where they can be connected with the city and the
abundance of amenities nearby will serve to reduce automobile use by new residents. We find
reducing car use to be a necessary step in reducing pollution. Utah's air quality index sits at 51.2
(compared to Hawaii at 21.2), making it the #1 state for poor air quality.8 Unfortunately
transportation is the leading cause of pollution and makes up a staggering 42% of wintertime
pollution. In efforts to combat this problem here in Utah, the State has engaged in zoning
changes to develop walkable/bikeable streets and neighborhood centers that complement use
8 World Population Review; Accessed November 14, 2022,
https://worldpopulationreview.com/state-rankings/air-quality-by-state
7 Salt Lake City Documents, Accessed December 14, 2022
http://www.slcdocs.com/Planning /Projects/PlanSaltLake/final.pdf
6 Salt Lake City Documents, Accessed December 19, 2022
http://www.slcdocs.com/hand/Growing_SLC_Final_No_Attachments.pdf
5 Salt Lake City, Documents, Accessed February 14,2023
http://www.slcdocs.com/Planning /MasterPlansMaps/WSLMPA.pdf
of transit.9 Placing a greater number of people within a ¼ mile radius of transit is broadly
recognized as an important step toward reducing car related emissions.
Purpose:
The purpose of the amendment to the zone map is to work towards better fulfilling the city’s
stated goals and vision as demonstrated by multiple Master Plans. The current zoning code
applied to the property is outdated and prevents development in an area that is well suited for
it. The project team is committed to making this a development that will work not only for
future members of the community, but also current community members. We will work with
appropriate community bodies to ensure that the project fits the needs of the neighborhood.
Parcel for Zone Map Amendment:
15-14-253-005, 15-14-253-006, 15-14-253-065, 15-14-253-065, 15-14-253-035
Surrounding Zoning:
CB (Community Business), CG (General Commercial), R-1-7000 (Single Family Residential-7000
SF Lots), R-MU-35 (Residential Multifamily-35 Feet), M-1 (Light Manufacturing)
Closing Remarks:
Though there are continual growing pains in a city that sees a heavily increasing population,
there is also an exciting opportunity as we work together to create more housing in appropriate
and viable ways. During a conference hosted by the Urban Land Institute on November 8th,
2022, Mayor Erin Mendenhall stated, "The window of opportunity is closing...the way we grow
matters". Following her remarks, Andrew Gruber, Executive Director of Wasatch Front Regional
Council, continues by saying,"If we don't do it right to start, we'll permanently impair the
needed density for at least 50 years”.
The current R-1-7000 zone does not advance the city plans outlined in the Westside Master
Plan, Growing SLC or Plan Salt Lake. By allowing for the rezone to RMF-30 the city will
modernize the zoning to agree with the goals stated in city documents. We know additional
housing is necessary here in Salt Lake, and by allowing for density on underutilized lots living
between commercial and residential areas will increase attainability of housing while still
protecting single-family zoned neighborhoods from the impact of a growing city. The proposed
parcels represent an infill opportunity in an area where it is appropriate and desired. With the
support of the city and rezone approval from R-1-7000 to RMF-30, we hope to do our part in
creating beautiful, safe, and more attainable housing here in Salt Lake City.
9 Salt Lake City Government; Accessed November 14, 2022
https://www.slc.gov/sustainability/air-quality
4. HOUSING LOSS
MITIGATION
REPORT
PLANNING DIVISION
DEPARTMENT of COMMUNITY and NEIGHBORHOODS
1549 S 1000 W, 1551 S 1000 W, 1565 S 1000 W, and 1574 S 900 W -
Zoning Map Amendment
Petition PLNPCM2022-00733
PROJECT DESCRIPTION
Existing Conditions
Salt Lake City has received a request for a zoning map amendment from Jordan Atkin, TAG SLC, LLC, to rezone
the following four properties:
1549 S 1000 W contains a detached single-family dwelling
1551 S 1000 W vacant
1565 S 1000 W vacant
1574 S 900 W contains a detached single family dwelling
The zoning map amendment would rezone the properties as follows:
Existing zoning R-1/7,000 (Single-Family Residential District)
Proposed zoning RMF-30 (Low Density Multi-Family Residential District)
The applicant has indicated that he intends to
demolish the two single family dwellings on
the site and construct a townhome style
development (Single-family Attached
Residential) if the proposed map amendment
is approved. Aformal development proposal has
not been submitted at this time.
Proposed Zoning Map Amendment
The proposed RMF-30 (Low Density Multi-
Family Residential Zone) allows some non-
residential uses, such as daycares and
community gardens. Because thisapplication isa
Loss
Mitigation Plan is required. Housing Loss
Mitigation Plans are reviewed by the C
Planning Director and the Director of
Community & Neighborhoods. The plan
includes a housing impact statement and a
methodfor mitigating residential loss.
Vicinity map. Subject properties highlighted in red.
HOUSING IMPACT STATEMENT
Housing Mitigation Ordinance Compliance
The Housing Mitigation Ordinance requires a housing impact statement which includes the following:
1. Identify the essential adverse impacts on the residential character of the area subject of the
petition;
Staff does not anticipate adverse impacts on the residential character of this neighborhood with the
approval of the proposed rezone. The site of the proposed zoning map amendment is located mid-block, in
an area that is primarily low-density residential. The RMF-30 zoning district allows for similar scale
development to the R-1/7,0000 zone that is keeping in character with the existing residential character of
the area, while moderately increasing density potential due to smaller required lot areas and flexibility in
allowed residential uses.
2. Identify by address any dwelling units targeted for demolition, following the granting of the
petition;
1549 S 1000 W, which contains a single-family dwelling.
1574 S 900 W, which contains a single-family dwelling.
3. Separately for each dwelling unit targeted for demolition, state its current fair market value,
if that unit were in a reasonable state of repair and met all applicable building, fire, and health
codes;
The applicant indicates that the properties are worth roughly $350,000 each. According to Salt Lake
County Assessor Records, the building value of the single-family dwelling at 1549 S 1000 W is $90,200 and
the building value of the single-family dwelling at 1574 S 900 W is $140,600. Those values do not include
the market value of the land.
4. State the number of square feet of land zoned for residential use that would be rezoned
or conditionally permitted to be used for purposes sought in the petition, other than
residential housing and appurtenant uses; and
The proposed rezone would see approximately 71,721 square feet of land converted from R-1/7,000 to RMF-
30.
5. Specify a mitigation plan to address the loss of residentially zoned land, residential units, or
residential character.
Section 18.97.130 outlines three options for the mitigation of housing loss. These options are:
A. Construction of replacement housing,
B. Payment of a fee based on difference between the existing housing market value and the cost
of replacement, and
C. Payment of a flat mitigation fee if demonstrated that the costs of calculating and analyzing
the various methods of mitigation are unreasonably excessive in relationship to the rough
estimated costs of constitutionally permitted mitigation).
Discussion:
Option A - The applicant has chosen option A, which addressed the change in zoning by providing
replacement housing. While two single family dwellings will be demolished, the applicant intends to build
34 single family attached dwelling units.
Option B -
calculated as the difference between the market value of the home, as determined by the Salt Lake County
welling unit of similar size and meeting all
existing building, fire and other applicable law (excluding land value).
combined market value of the two single-family dwellings
as $230,800, which does not include the market value of the land.
The replacement cost is calculated using the Building Valuation Data published by the International Code
Council. The most recent data from the ICC was published in February 2023 and, indicates that the
construction cost per square foot for R-3 (One- and Two-family Dwellings) Type VB is $167.37/SF of finished
floor area and $31.50/SF of unfinished floor area. This rate takes into account only the costs of construction
and does not include the land costs. Type VB is the typical construction type for residential buildings due to
the use of the building and the occupant load.
Market value of the properties (based on County assessment):
1549 S 1000 W = $90,200.00
1574 S 900 W = $140,600.00
Replacement cost
1549 S 1000 W (1278 finished + 0 unfinished) = $213,898.86
1574 S 900 W (1395 finished + 0 unfinished) = $233,481.15
Difference
1549 S 1000 W = -$123,698.86
1574 S 900 W = -$92,881.15
Because the replacement costsexceed the market value of the existing single-family homes, the difference is
a negative number and no mitigation fee is required.
FINDINGS
The petition to rezone these properties to RMF-
existing housing stock. While the applicant is proposing to demolish the houses at 1549 S 1000 West and 1574
S 900 West, they plan to add additional housing units to the properties. Since the replacement cost exceeds the
market value of the two single-family dwellings, the applicant is not required to replace the housing units nor
uired, the City council may choose to
require a development agreement for the replacement of at least two dwelling units as a condition of approval.
DETERMINATION OF MITIGATION
Based on the findings outlined in this report, the Director of Community and Neighborhoods has determined the
applicant will have complied in a satisfactory manner with the Housing Loss Mitigation standards outlined by Title
18.97
Orion Goff
Deputy Director of Community and Neighborhoods
Date:
Single-family dwelling at 1549 S 1000 W
Single-family dwelling at 1574 S 900 W
5. MAILING LIST
NAME ADDRESS UNIT CITY STATE ZIP
MAYA JOLLEY; TYLER JOHNSON (JT)1030 W WENCO DR SALT LAKE CITY UT 84104
FJZ TR 334 7TH AVE W GOODING ID 83330
DIALMA RECINOS SAMAYOA 1387 W 2320 S WEST VALLEY UT 84119
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FRANCISCO SAMAYOA-CALMO 1545 S NATURA ST SALT LAKE CITY UT 84104
BRENT B AMSBURY; MARGIT M JANAT-AMSBURY (TC)1533 S NATURA ST SALT LAKE CITY UT 84104
ST ARCHANGEL MICHAEL SERBIAN ORTHODOX CHURCH 1606 S 1000 W SALT LAKE CITY UT 84104
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CAROL HOVEY 1494 S 1000 W SALT LAKE CITY UT 84104
CLAIRE CULLINANE; CHRISTINE NELSON (JT)1505 S 1000 W SALT LAKE CITY UT 84104
DANIEL J ROBERTSON; SARAH ROBERTSON (JT)942 W CANNON OAKS PL SALT LAKE CITY UT 84104
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RENE MIRA PIMENTEL; DANIELLE M PIMENTEL (JT)1502 S CANNON OAKS ST SALT LAKE CITY UT 84104
MOUNTAIN SPRINGS COMMUNITY CHURCH CORPORATION 7136 S 1700 E SALT LAKE CITY UT 84121
GORDON R LYMAN; TAMRA R LYMAN (JT)1022 W WENCO DR SALT LAKE CITY UT 84104
DENI MALICEVIC 1014 W WENCO DR SALT LAKE CITY UT 84104
SULIASI TUKUAFU 1006 W WENCO DR SALT LAKE CITY UT 84104
MLH TRST 1550 S 1000 W SALT LAKE CITY UT 84104
EBELINA VALADEZ 945 S GALE ST SALT LAKE CITY UT 84101
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KIM QUACH 1013 W CANNON AVE SALT LAKE CITY UT 84104
ODALIS BERNTSEN 1007 W CANNON AVE SALT LAKE CITY UT 84104
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CARRERA CAPITAL MANAGEMENT GROUP, INC 6074 W 13360 S HERRIMAN UT 84096
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MICHAEL G NIELSEN 1521 S 1000 W SALT LAKE CITY UT 84104
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TAG SLC, LLC PO BOX 520697 SALT LAKE CITY UT 84152
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RENE MARTINEZ 1561 S 1000 W SALT LAKE CITY UT 84104
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MAFUA VAILOLO; TELESIA M OTUKOLO (JT)1585 S 1000 W SALT LAKE CITY UT 84104
TAG SLC LLC PO BOX 520697 SALT LAKE CITY UT 84152
FORTUNA LAND, LLC; ELITE LIFESTYLES, LLC 5882 S 900 E # 300 SALT LAKE CITY UT 84121
LUIS MUNOZ; MICHELE AILENE GERO (JT)1526 S 900 W SALT LAKE CITY UT 84104
RICARDO VAZQUEZ 13287 HERRIMAN ROSE BLVD HERRIMAN UT 84096
JS FM TRST 679 N DESOTO ST SALT LAKE CITY UT 84103
JUAN MUNOZ; DELIA MUNOZ (JT)3487 W BRISTOL WY WEST VALLEY UT 84119
HANH THI NGUYEN; TRIEU MINH PHAM (TC)1529 S RIVERSIDE DR SALT LAKE CITY UT 84104
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JAIME A VEGA; R ISABEL VEGA (JT)941 W CANNON OAKS PL SALT LAKE CITY UT 84104
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DAVID C CAPSON 1567 S 1000 W SALT LAKE CITY UT 84104
MATTHEW E SHAPIRO 1511 S 1000 W SALT LAKE CITY UT 84104
MESERET DEMEKE 1512 S CANNON OAKS ST SALT LAKE CITY UT 84104
ALELLUJAH ROMERO 7866 S SPRING STATION WY MIDVALE UT 84047
HARRY A PAYNE 299 S MAIN ST # 1300 PMB 92069 SALT LAKE CITY UT 84111
SALT LAKE COUNTY PO BOX 144575 SALT LAKE CITY UT 84114
APOLLO, LLC 940 W 1700 S SALT LAKE CITY UT 84104
PETE SUAZO BUSINESS CENTER 960 W 1700 S SALT LAKE CITY UT 84104
UTAH STATE BUILDING OWNERSHIP AUTHORITY 450 N STATE OFFICE BLDG SALT LAKE CITY UT 84114
UTAH STATE BUILDING OWNERSHIP AUTHORITY 450 N STATE OFFICE BLDG #4110 SALT LAKE CITY UT 84114
SALT LAKE CITY CORP PO BOX 145460 SALT LAKE CITY UT 84114
STATE OF UTAH, DIV FAC CONSTR & MGMT/DIV DEPT ADM SERVICES 450 N STATE ST # 4110 SALT LAKE CITY UT 84114
STATE OF UTAH DEPT OF ADM SERVICES DIV FAC CONSTR & MGMT 450 N STATE OFFICE BLDG SALT LAKE CITY UT 84114
Current Occupant 1027 W CANNON AVE Salt Lake City UT 84104
Current Occupant 1043 W AMIGA DR Salt Lake City UT 84104
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Current Occupant 1504 S 1000 W Salt Lake City UT 84104
Current Occupant 1520 S 1000 W Salt Lake City UT 84104
Current Occupant 1540 S 1000 W Salt Lake City UT 84104
Current Occupant 1534 S 1000 W Salt Lake City UT 84104
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Current Occupant 1591 S 1000 W NFF1 Salt Lake City UT 84104
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Current Occupant 1532 S 900 W Salt Lake City UT 84104
Current Occupant 1536 S 900 W Salt Lake City UT 84104
Current Occupant 1540 S 900 W Salt Lake City UT 84104
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Current Occupant 1591 S 1000 W Salt Lake City UT 84104
Current Occupant 1565 S 1000 W NFF Salt Lake City UT 84104
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Current Occupant 1610 S 900 W Salt Lake City UT 84104
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Current Occupant 1675 S 900 W Salt Lake City UT 84104
QUATTUOR UT GLOBAL ENTERPRISES 5737 S SUNKIST DR KEARNS UT 84118