Council Provided Information - 12/5/2023CITY COUNCIL OF SALT LAKE CITY
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COUNCIL STAFF REPORT
CITY COUNCIL of SALT LAKE CITY
TO:City Council Members
FROM:Brian Fullmer
Policy Analyst
DATE:December 5, 2023
RE: Zoning Map Amendment at 680 South Gladiola Street
PLNPCM2023-00236
BRIEFING UPDATE
Council Members did not have any questions or comments at the November 7, 2023 briefing.
The following information was provided for the November 7, 2023 Council briefing. It
is included again for background purposes.
The Council will be briefed about a proposal to amend the zoning map for the parcel at 680 South Gladiola
Street in City Council District Two from its current M-2 (Heavy Manufacturing District) zoning designation
to M-1 (Light Manufacturing District). The vacant subject parcel is triangular shaped and approximately
4.79 acres. It is located the midpoint between 500 South and 900 South at about 3400 West as shown in
the image below. A rail spur connecting to the Union Pacific Intermodal Hub abuts the property to the
north, and a distribution center is to the south. Area zoning is a mix of M-1 and M-2 as shown in the zoning
map below.
The petitioner’s stated intent for the proposed rezone is to enable use of the property for a commercial
truck driving school (classified as a vocational school with outdoor activities) on the site. Such a use is
permitted in the M-1 zoning district but not within the current M-2 district.
The Planning Commission reviewed the proposed zoning map amendment during its August 23, 2023
meeting and held a public hearing at which one person spoke. The commenter expressed a desire for use of
the subject property that is compatible with the intense uses already in the area. The Commission voted
7-0 to forward a positive recommendation to the City Council.
Item Schedule:
Briefing: November 7, 2023
Set Date: November 14, 2023
Public Hearing: December 5, 2023
Potential Action: December 5, 2023
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Goal of the briefing: Review the proposed zoning map amendments, determine if the Council supports
moving forward with the proposal.
Vicinity map with the subject parcel outlined in red.
Image courtesy of Salt Lake City Planning Division
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Area zoning map with the subject property outlined in blue.
POLICY QUESTIONS
1. The Council may wish to discuss whether they have any concerns with the proposed use of the
property as a truck driving school within the Airport Overlay.
ADDITIONAL INFORMATION
The subject parcel is located within the Airport Flight Path Protection Overlay. This overlay is divided into
subcategories based on the location’s proximity to flight paths of aircraft landing at the airport. The
property is within “Zone B” which is the second most impacted zone. Uses generally prohibited in this zone
include hotels/motels (without additional sound attenuation), schools, hospitals, churches, and long-term
care facilities. This proposed zoning map amendment does not include a request to modify the Flight Path
Protection Overlay.
The Council is only being asked to consider rezoning the property. No formal site plan has been submitted
to the City nor is it within the scope of the Council’s authority to review the plans. Because zoning of a
property can outlast the life of a building or desired use, any rezoning application should be considered on
the merits of changing the zoning of that property, not simply based on a potential project.
KEY CONSIDERATION
Planning staff identified one key consideration related to the proposal which is found on page 4 of the
Planning Commission staff report and summarized below. For the complete analysis, please see the staff
report.
Consideration 1 – Master Plan Compatibility.
Planning staff found that the proposed zoning map amendment generally aligns with Plan Salt Lake. It is
Planning staff’s opinion that the proposed use as a truck driving school is compatible with the industrial
character of the surrounding area.
The subject parcel is also located within the Northwest Quadrant, where much of the city’s industrial uses
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are located. The Northwest Quadrant Master Plan’s future land use map includes the parcel within the
“Heavy Industrial” land use category and includes a “Light Industrial” category. Planning staff found that
the proposed zoning map amendment is compatible with the Northwest Quadrant Master Plan since the
“Heavy Industrial” land use category does not prohibit lower-scale industrial uses.
ZONING COMPARISON
The following table compares building height, setback, and lot requirements for the current M-2 and
proposed M-1 zoning districts.
M-2 (Current)M-1 (Proposed)
Maximum Building Height Varying Heights
80 feet for most structures
120 feet for emission structures
85 feet for RR terminal cranes
Varying Heights
65 feet for most structures
120 feet for emission structures
85 feet for RR terminal cranes
FAA review required for >50 ft
Front and Corner Yard Setback Front Yard: 25 feet,
Corner Side Yard: 15 feet
15 feet
Interior Side Setback 20 feet None
Rear Setback 35 feet None
Minimum Lot Width 75 feet 80 feet
Minimum Lot Size 20,000 square feet
(excluding lots existing before 1995)
10,000 square feet
(excluding lots existing before 1995)
Landscape Yards Required within front and corner side
yards.
(M-2 does not abut residential districts)
Required within front and corner
side yards and when abutting
residential districts.
Analysis of Factors
Attachment F (pages 12-14) of the Planning Commission staff report outlines zoning map amendment standards
that should be considered as the Council reviews this proposal. The standards and findings are summarized
below. Please see the Planning Commission staff report for additional information.
Factor Finding
Whether a proposed map amendment is consistent
with the purposes, goals, objectives, and policies of
the city as stated through its various adopted
planning documents.
Generally consistent
Whether a proposed map amendment furthers the
specific purpose statements of the zoning ordinance.
Generally complies
The extent to which a proposed map amendment will
affect adjacent properties
Generally complies
Whether a proposed map amendment is consistent
with the purposes and provisions of any applicable
Does not conflict
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overlay zoning districts which may impose additional
standards.
The adequacy of public facilities and services
intended to serve the subject property, including, but
not limited to, roadways, parks and recreational
facilities, police and fire protection, schools,
stormwater drainage systems, water supplies, and
wastewater and refuse collection.
Complies
City Department Review
During City review of the petitions, no responding departments or divisions expressed concerns with the
proposal, but stated additional review and permits would be required if the property is developed.
PROJECT CHRONOLOGY
• March 24, 2023 - Petition for zoning map amendment received by Planning Division.
• April 20, 2023 - Petition assigned to Planning staff.
• April-June 2023 – Planning staff worked with petitioner to remedy application deficiencies.
• May 3, 2023 – Petition routed for department review comments.
• June 20, 2023 –
o Notice sent to community council.
o Early notification sent to neighbors within 300 feet of the subject site.
• August 10, 2023 – Public hearing notice mailed. Public notice posted on City and State websites
and Planning Division listserv.
• August 11, 2023 – Public hearing notice sign posted on the property.
• August 23, 2023 – Planning Commission public hearing. The Planning Commission voted
unanimously to forward a positive recommendation to the City Council for the proposed zoning
map amendment.
• September 4, 2023 – Ordinance requested from Attorney’s Office.
• September 23, 2023 – Planning received signed ordinance from the Attorney’s Office.
• October 9, 2023 – Transmittal received in City Council Office.