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Council Provided Information - 7/2/2024CITY COUNCIL OF SALT LAKE CITY 451 SOUTH STATE STREET, ROOM 304 P.O. BOX 145476, SALT LAKE CITY, UTAH 84114-5476 SLCCOUNCIL.COM TEL 801-535-7600 FAX 801-535-7651 COUNCIL STAFF REPORT CITY COUNCIL of SALT LAKE CITY TO:City Council Members FROM:Brian Fullmer Policy Analyst DATE:July 2, 2024 RE: Zoning Map Amendment at 1544 and 1550 South 900 West PLNPCM2024-00128 BRIEFING UPDATE The Council did not have any questions or comments at the June 4, 2024 briefing. The following information was provided for June 4, 2024 Council briefing. It is included again for background purposes. The Council will be briefed about a proposal to amend the zoning map for two vacant parcels at 1544 and 1550 South 900 West from their current R-1/7,000 (single-family residential) to RMF-30 (low density multi-family residential). Combined, the parcels total approximately 0.82 acres. The proposed zoning would allow more density on the parcels. In their application, the petitioner included a draft site plan showing 18 for sale townhomes on the subject parcels. (It is worth noting that the petitioner owns adjacent parcels at 1549, 1551, and 1565 South 1000 West that were rezoned from R-1/7,000 to RMF-30 in July 2023.) The draft site plan shows a total of 46 two- and three-bedroom townhomes on the five parcels, though other uses allowed under RMF-30 zoning such as small-scale multi-family, twin homes, cottage developments, or tiny homes could be built if the zoning map amendment is approved by the Council. The petition for this proposed rezone was received prior to the Community Benefit & Tenant Displacement ordinance adoption, so it is subject to requirements in place at that time. Since the properties are vacant, there is no loss of housing. Additionally, in their application narrative the petitioner stated their plan is to include a publicly accessible open space on a 30-foot Public Utilities easement on the south side of their Item Schedule: Briefing: June 4, 2024 Set Date: June 11, 2024 Public Hearing: July 2, 2024 Potential Action: July 9, 2024 Page | 2 proposed development. It is described as a “walking path with natural features and vegetation” that would also provide a mid-block connection between 900 and 1000 West. The Planning Commission reviewed this proposal at its April 10, 2024 meeting and held a public hearing at which one person spoke in support. Planning staff recommended and the Commission voted unanimously to forward a positive recommendation to the Council. As shown in the zoning map below, area zoning is a mix of single- and two-family residential (R-1/5,000, R-1/7,000, R-2), low- and moderate-density multi-family residential (RMF-30, RMF-35), community business (CB), and light manufacturing (M-1 (gray shaded area in lower right corner)). Area zoning map with subject parcels highlighted in red. Adjacent parcels outlined in green are owned by the petitioner and anticipated to be part of a future development. Goal of the briefing: Review the proposed zoning map amendments, determine if the Council supports moving forward with the proposal. POLICY QUESTION 1. During their presentation to the Planning Commission, the petitioner referenced the proposed townhomes to be sold at an attainable price. The Council may wish to ask what the anticipated price range will be. Page | 3 ADDITIONAL INFORMATION 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, any rezoning application should be considered on the merits of changing the zoning of that property, not simply based on a potential project. KEY CONSIDERATIONS Planning staff identified three key considerations related to the proposal which are found on pages 3-5 of the Planning Commission staff report and summarized below. For the complete analysis, please see the staff report. Consideration 1 – Compliance with City Goals, Policies, and General Plans Planning staff found that the proposed zoning map amendment supports initiatives in Plan Salt Lake (2015) including Growth and Housing. In addition, the 2014 Westside Plan identifies vacant or underutilized parcels such as those that are the subject of this proposed rezone as opportunities for infill development for multi-family projects. It is Planning staff’s opinion that rezoning the parcels to RMF-30 would be consistent with the plan’s guidance. Consideration 2 – R-1/7,000 vs. RMF-30 Zoning District Comparison As previously mentioned, RMF-30 zoning allows greater development potential than R-1/7,000. That said, development in RMF-30 is intended to be compatible with surrounding low-density neighborhoods. In addition, RMF-30 zoning includes design standards and encourages a higher level of development. Attachment D (pages 21-23) of the Planning Commission staff report includes a table comparing the zoning districts. A portion of the table is included below. For additional information please see the staff report. R-1/7,000 (Current)RMF-30 (Proposed) Maximum Building Height 28 feet 30 feet Minimum Lot Size 7,000 square feet 1,500 square feet/unit (cottage/tiny house) 2,000 square feet/unit (other single- and multi-family uses) 5,000 square feet/unit (non-residential) Minimum Lot Width 50 feet None Maximum Lot Width -110 feet Minimum Corner Side Yard 20 feet or average of block face 10 feet Minimum Rear Yard 25 feet 10 feet Landscape Yard -Front and corner side yards to be maintained as landscape Page | 4 yards Landscape Buffers -10 feet required for multi- family, row house, and non- residential uses Maximum Building Coverage 40%50% Design Standards Durable Building Materials: ground floor -50% Durable Building Materials: upper floors -50% Glass: ground floor -20% Glass: upper floors -15% Building Entrances -At least one operable building entrance on the ground floor is required for every street facing façade Screening of Mechanical Equipment -X Screening of Service Areas -X Entry Features -X Parking Minimum off-street parking 2 spaces per dwelling unit (single-family). 2 spaces per dwelling unit (single-family attached or detached), twin home, two-family. 1 space per dwelling unit (cottage development). Multi-family: 1 space per dwelling unit (studio and one-bedroom) 1.25 space per dwelling unit (2+ bedrooms) Consideration 3 – Neighborhood Analysis Planning staff noted the adjacent properties to the west discussed above which were rezoned to RMF-30 last year. In addition, there is a large parcel on 900 West to the south of the subject parcels that is zoned CB and is platted for 70 townhomes. It is Planning staff’s opinion that the request to rezone to RMF-30 is Page | 5 appropriate given multiple new developments in this neighborhood that will provide family-sized housing in the area. Analysis of Standards Attachment E (pages 24-26) 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. Complies Whether a proposed map amendment furthers the specific purpose statements of the zoning ordinance. Complies The extent to which a proposed map amendment will affect adjacent properties Complies Whether a proposed map amendment is consistent with the purposes and provisions of any applicable overlay zoning districts which may impose additional standards. Complies 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, permits, and utility upgrades would be required if the property is developed. PROJECT CHRONOLOGY • February 5, 2024-Petition for zoning map amendment received by Planning Division. • February 12, 2024-Petition assigned to Andy Hulka, Principal Planner. • February 15, 2024- o Notice sent to Glendale Community Council. o Early notification sent to residents and property owners within 300 feet of the project site. • February - April 2024-Online open house hosted to solicit public comments on the proposal. • March 29, 2024- Page | 6 o Notice of the Planning Commission public hearing posted on the property and mailed to property owners and tenants within 300 feet of the subject properties. o Notice of public hearing posted on City and State websites and sent via the Planning Division listserv. • April 10, 2024- Planning Commission public hearing. The Planning Commission voted 7-0 to forward a positive recommendation to the City Council for the proposed zoning map amendment. • April 29, 2024-Ordinance requested from City Attorney’s Office. • May 7, 2024-Planning received signed ordinance from the Attorney’s Office. • May 13, 2024-Transmittal received in City Council Office.