HomeMy WebLinkAboutTransmittal - 10/31/2024SALT LAKE CITY TRANSMITTAL
To:
Salt Lake City Council Chair
Start Date:
10/29/2024
Date Sent to Council:
10/31/2024
From:
Employee Name:
Roman, Amanda
E-mail
amanda.roman@slc.gov
Department
Community and Neighborhood
Department Director Signature Chief Administrator Officer's Signature*
Director Signed Date
10/29/2024
Chief Administrator Officer's Signed Date
10/31/2024
Subject:
Jordan River Fairpark (JRF) District Zoning Text and Map Amendment at approximately 1500 W North Temple
Additional Staff Contact:
Amanda Roman, Urban Designeramanda.roman@slc.gov or 801-535-7660
Presenters/Staff Table
Amanda Roman (city staff) and Wade Budge (applicant), wbudge@swlaw.com
Document Type*
Ordinance
Budget Impact*
Yes
No
Budget Impact:
Recommendation:*
Follow the Planning Commission recommendations and approve, with conditions, the Zoning Map and Text Amendment for PLNPCM2024-00982
Background/Discussion (?)
Background
Larry H. Miller Company, represented by Snell & Wilmer, seeks to amend Salt Lake City's zoning ordinance by creating the Jordan River Fairpark District (JRF District). This district would rezone 93 acres across 32 parcels, at approximately 1500 W North Temple, to facilitate the area’s redevelopment.
The JRF District would permit buildings up to 400 feet tall, with Design Review required for structures over 200 feet. There would be no minimum lot size, width, or setbacks, and at least 10% of the gross development area would be dedicated to open space. Notably, future development would be exempt from the City’s general plans. Development plans have not yet been submitted.
Under new state law, the City and the applicant have until December 31, 2024, to enter into an agreement providing the applicant with an expedited process for review and approval of land use applications and vesting the applicant in any approved land use for a qualified stadium and related uses. If an agreement is not reached by that date, none of the property in the district will be subject to the City's zoning or land use regulations.
PROPOSED JRF DISTRICT ZONING ORDINANCE
Applicability
The applicant seeks to exempt the JRF District from evaluation or approval by any General or Master Plan, arguing that existing plans do not align with the district's unique characteristics or redevelopment goals. The proposal generally aligns with the North Temple Boulevard Plan and
q p g p p g y g psupports several initiatives in Plan Salt Lake.
The JRF District would be exempt from the Airport Flight Path Protection Overlay and the applicant intends to establish Riparian Corridor Overlay standards through a Development Agreement with Public Utilities. Despite the request for exemption from city land use plans, all development within the JRF District will still be required to comply with Public Utilities' master plans for water, sewer, storm drain, and street lighting.
Minimum Lot Area, Width, Yard Standards
The proposal states that there are no minimum lot areas, lot widths, or setbacks required in the JRF District. The City supports no required minimum lot area or lot width and generally supports no building setbacks.
Open Space
The proposed code language states an open space plan will be created and will include at least 10% of the gross development area. The open space is intended to be used for both passive and active recreation.
Building Height
The proposed building height in the JRF District is a maximum of 400 feet, with Design Review required for buildings over 200 feet. Buildings above 200 feet must include a 5-foot step back and include one of the following options:
Midblock walkway connecting to an existing or planned street or midblock walkway;Utilization of the Affordable Housing Incentives as identified in Chapter 21A.52; orProvide privately owned, publicly accessible open space on the property or on another property within the district that provides a shade canopy of at least 60% of the open space area.
The proposed building height and Design Review threshold is comparable to the regulations within the Downtown Districts. The D-1 Central Business District and D-4 Secondary Central Business Districts require Design Review for buildings taller than 200 feet. Building height in the D-1 zone is unlimited, while the D-4 zone allows buildings up to 600 feet. Both zones require a 5-foot building step back and compliance with at least one of five options for additional height. The proposed JRF District lists three of the same public benefit options as the Downtown Districts, but with less specificity.
FAA Regulations & Airspace Impact Study
The proposed code language states that no building over 200 feet is permitted unless the developer consults with the FAA regarding compliance with 14 CFR Part 77.9. Staff has modified the height to 60 feet, as it is a federal requirement to submit a “Notice of Proposed Construction or Alteration Form 7460-1” to the FAA for all buildings above 60 feet, based on the district’s proximity to the airport.
Additionally, buildings over 60 feet in height must be designed to avoid electrical interference, lighting and glare, impairing pilot visibility, and landing or maneuvering conflicts. The Airport requested the above language be added to the zoning ordinance, which the applicant agreed to.
FAA regulations will ultimately dictate how tall individual structures may be above 60 feet, based on their location within the district. The FAA, Staff and applicant will continue to work with the hired consultant (Lean Corporation) on the “Airspace Impact Study”, which is expected to be completed by Thanksgiving 2024. An potential impacts summary is attached as Exhibit 5.
Land Uses
The proposed land uses within the JRF District are broad and allow a range of residential, commercial, and industrial uses. However, as noted in the briefing report and during the Planning Commission meeting on October 9, 2024, some of these uses, such as gas stations, drive-throughs, light manufacturing, outdoor storage, transportation terminals, vehicle rental agencies, warehouses, and wholesale distribution, do not align with the district's stated vision or its proximity to the Jordan River. In response to concerns from planning staff, the applicant revised their proposal to impose regulations on certain uses and eliminate others. With that said, there are still permitted land uses that are in conflict with the purpose of the JRF District.
Design Standards
The proposed JRF District includes two sets of Design Standards: one for internal buildings and street frontages, and another for structures along Redwood Road and North Temple. The applicant is seeking substantial design flexibility due to the site's unique characteristics. During the Planning Commission briefing and public hearing, members raised concerns about the absence of design standards while recognizing that the future street network might complicate implementation, as many internal streets are expected to be privately owned. Currently, the only requirements for buildings along privately owned streets are limited to screening mechanical equipment and providing street trees, which are already mandated by code and do not speak to site or street facing building design in any way.
Buildings with frontage along Redwood Road and North Temple call for additional design standards, such as ground floor activation, durable materials, and minimum glass percentages. While the base standards from Chapter 21A.37 may not apply to a baseball stadium, there are ongoing concerns about the lack of regulations for buildings along primary streets and the Jordan River.
Signage
The proposal uses the same standards as the D-1 Central Business District and D-4 Secondary Central Business District and includes an increased allowance within 1000 linear feet of the arena to allow the same sign types as the new Sports Arena and Convention Center Sign Overlay. The JRF District will also allow for additional private directional and wayfinding signs to communicate the district’s unique identity. Additionally, the district will include one “public assembly facility sign” as allowed by U.C.A. 72-7-504.5 and signage not visible or directed to public rights of way will not be regulated.
Community Benefit
The narrative provided by the applicant states the proposal will provide housing and open space, support local businesses, and improve the usability of the Jordan River, but very few specifics, metrics, or goals are stated. The City Council has the authority to negotiate community benefits as part of the proposed amendments. The Planning Division recommends that the community benefits include increasing the percentage of open space and guaranteeing that some percentage of affordable housing be included or a contribution to a city managed housing fund is made to help with future housing issues in the surrounding neighborhoods.
PLANNING COMMISSION RECOMMENDATION
The Planning Commission voted 7:1 to forward a recommendation of approval with the conditions 1-8, as listed in the staff report, with a modification to condition 5 and the addition of conditions 9-11.
1. The applicant shall continue to work with Public Utilities on the applicability of the Riparian Corridor Overlay. Unless otherwise approved by Public Utilities, the overlay shall remain applicable. 2. Public Utilities Master Plans and Transportation Master Plans remain applicable to the JRF District. 3. The applicant shall follow mitigation measures as dictated in the Airspace Impact Study.4. A minimum percentage of the entire project must be dedicated as open space and accessible to the public. 5. The Commission recommends that a minimum of 10% of the total housing development be available for rent or sale at a maximum of 80% AMI. 6. Design Standards shall apply to all buildings facing public streets and the Jordan River. The standards shall be updated to include lighting, entry features, parking garage specifications, and limits on building façade lengths.7. Midblock walkways associated with additional building height shall be a minimum of 15’ wide.8. Concerns raised by the Planning Commission during the October 9, 2024 briefing shall be addressed prior to the City Council adopting the Term Sheet associated with the Development Agreement. 9. A maximum setback of 15 feet shall be provided from all streets and publicly accessible open spaces.10. The approved site plan created for the JRF District shall be incorporated into the North Temple Boulevard Plan. 11. Concerns raised by the Planning Commission during the October 23, 2024 meeting shall be addressed prior to the City Council adopting the Zoning Text and Map Amendment and Term Sheet associated with the Development Agreement. This includes: a. Automatically applying the proposed zoning district to lands that the applicant may purchase in the future instead of going through the normal zoning map amendment process and the legality of such a provision. b. Vacating an existing city easement as part of the agreement without a guarantee that the easement would be replaced in kind. c. Exempting the property from all provisions of Riparian Corridor Overlay (RCO) instead of defining specific provisions of the RCO that could be modified in the agreement.d. Exempting the proposal from all utility improvement plans that apply to the property, which are necessary to locate, increase capacity, and fund needed future upgrades. e. The lack of specific public benefits that would be included in the future development, including affordable housing or contribution to affordable housing funds that could be used in the area, and no guarantee of publicly accessible open space.
Recommendation Discussion
Planning staff generally supports the amended condition 5 and the additional conditions added to the recommendation. With that said, staff believe that the incorporation of the JRF District site plan into the final development agreement is preferable and more enforceable than being incorporated into the North Temple Boulevard Plan.
Will the City Council need to hold a public hearing for this item?*
Yes
No
Public Process (?)
PUBLIC PROCESS
The following is a list of public meetings that have been held, and other public input opportunities, related to the proposed project.
September 3, 2024 – The Fairpark, Poplar Grove, and Jordan Meadows Community Councils were sent the 45-day required notice for recognized community organizations. The 45-day public comment period ended October 21, 2024. The Poplar Grove Community Council provided a letter in support of the JRF District.September 3, 2024 - Property owners and residents within 300 feet of the development were provided early notification of the proposal.September 5, 2024 - Signs were posted to the property every 500’ along public street frontages. September – October 2024 – The project was posted to the Online Open House webpage.October 9, 2024 – Staff held a work session with the Planning Commission where the applicant presented their proposal and received recommendations from the Commission.October 14, 2024 – The applicant presented at the Fairpark Community Council.
Notice of the Planning Commission public hearing for the proposal included:
October 11, 2024 - Public hearing notice sign posted on the property by the applicant. October 12, 2024 - Public hearing notice mailed and public notice posted on City and State websites and Planning Division list serve.
Planning Commission (PC) Work Session Records
PC Agenda October 9, 2024 Planning Commission Memo from October 9, 2024 PC Minutes of October 9, 2024 (Minutes have not been adopted) Video of October 9 2024, Planning Commission discussion (Starting at minute 46:40)
Planning Commission (PC) Records
PC Agenda of October 23, 2024 (Click to Access) Planning Commission Staff Report of October 23, 2024 (Click to Access Report) PC Minutes of October 23, 2024 (Minutes have not been adopted) Video of October 23, 2024, Planning Commission Meeting (Starting at minute 20:30)
EXHIBITS:
1. Proposed JRF Zoning District 2. Proposed Term Sheet3. Project Chronology4. Notice of City Council Public Hearing5. MLB Stadium Airspace Impact Study – Potential Impacts6. Additional Public Comments7. Mailing List
Chief Administrator Officer's Comments
TABLE OF CONTENTS
1.JRF DISTRICT ORDINANCE
2.PROPOSED TERM SHEET
3.PROJECT CHRONOLOGY
4.NOTICE OF CITY COUNCIL PUBLIC HEARING
5.MLB STADIUM AIRSPACE IMPACT STUDY - POTENTIAL IMPACTS
6.ADDITIONAL PUBLIC COMMENTS
7.MAILING LIST
1. JRF DISTRICT
ORDINANCE
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Project Title: Jordan River Fairpark District
Petition No.: PLNPCM2024-00982
Version: 1
Date Prepared: October 28, 2024
Planning Commission Action: Recommended 10/23/2024
This proposed ordinance makes the following amendments (for summary purposes only):
Creates a new special purpose district in Section 21A.32.140 JRF District – Jordan River Fairpark
District
Amends Section 21A.37.060.F to include the design standards for the JRF district
All of the text in Section 1 is proposed as new; the new text in Section 2 is underlined; text modifications
proposed by City staff are highlighted in green. Modifications made as part of the Planning Commission
recommendation are highlighted in yellow.
1. Adopts a new Section 21A.32.140 as follows: 1
2
21A.32.140: JRF JORDAN RIVER FAIRPARK DISTRICT 3
4
A. PURPOSE STATEMENT: 5
6
The purpose of the Jordan River Fairpark (“JRF”) District is to provide a zoning district to 7
facilitate the revitalization of the Jordan River Corridor west of downtown Salt Lake City and 8
implement the State of Utah’s “Utah Fairpark Area Investment and Restoration District”. The 9
zone provides for a mix of uses, including recreation, cultural, convention, entertainment, office, 10
sport stadia, residential, and commercial uses. This zone is only applicable to private, and city 11
owned land located within the in the “Utah Fairpark Area Investment and Restoration District” 12
boundary, which is generally located between 1000 West and Redwood Road and 300 North and 13
I-80, as specified on the city’s zoning map. The JRF District is intended to provide an area within 14
the city that will generate economic development and increase employment opportunities in the 15
city, region, and state of Utah. 16
17
As this is a unique area, the applicable regulations for the JRF District are found in this chapter. 18
Except as expressly modified by this Section or applicable development agreement, all other 19
terms and provisions of Title 21A apply to the JRF District. 20
21
B. APPLICABILITY: 22
1. General Plan 23
Within the JRF District, no General Plan or Master Plan, as described in 21A.02.040, shall be 24
used in evaluating or approving any site plan, plat, or other land use applications. 25
26
2. State of Utah Land 27
The regulations of this chapter are not applicable to land owned by the State of Utah. 28
APPROVED AS TO FORM
Salt Lake City Attorney’s Office
Date: ___________________________
By: ____________________________
Katherine D. Pasker, Senior City Attorney
October 28, 2024
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29
3. Other Districts. No overlay or other district shall apply in the JRF District provided that the 30
Riparian Corridor Overlay set forth in Chapter 21A.34 shall apply to the extent allowed in a 31
separate development agreement with the “qualified owner” as that term is defined in Utah Code 32
Section 11-70-101. 33
34
4. Fencing of Recreation Facilities, including Stadia. For fences or walls constructed around stadia, 35
fairgrounds, parks, open space, or other outdoor recreation areas and their ancillary uses, the 36
maximum height fence shall be ten (10) feet in height and may be located in any required yard, 37
provided that the fence or wall is no less than eighty percent (80%) transparent above a height of 38
six (6) feet. Fences or walls may exceed ten (10) feet in height if necessary to protect public safety, 39
such as, for driving ranges, baseball fields, athletic fields; or similar facilities. Fences may not 40
prohibit access to water meters. 41
42
43
C. MINIMUM LOT AREA, WIDTH AND YARD STANDARDS: 44
There are no minimum lot areas or lot widths required in the JRF District. The following provisions 45
are applicable to the yard, lot and bulk standards of the JRF District. 46
1. Front and Corner Side Yards: No minimum front and corner side yards are required. A 47
maximum setback of 15 feet shall be provided from all streets and publicly accessible open 48
spaces. Regardless of the setback provided, doors shall be setback a minimum distance to allow 49
the door to operate without swinging into a right of way, midblock walkway, or public or 50
private road. 51
2. Interior Side Yards: No minimum side yard is required. 52
3. Rear Yard: No minimum rear yard is required. 53
4. Open Space: The qualified owner shall create and enforce an open space plan for contiguous 54
land within the JRF District that shall require at least ten percent of gross development area 55
within the contiguous area used for passive or active open space, including use as a pedestrian 56
circulation area. 57
5. Infrastructure Integration: Sites shall be designed to incorporate water meters, utilities, and 58
stormwater infrastructure. 59
6. Waterway Setback. Except to the extent otherwise specified by the development agreement 60
required by Utah Code Section 11-70-206(3)(b), setbacks from the Jordan River in subsections 61
21A.32.140(C)(5) apply within the JRF District. 62
63
D. BUILDING HEIGHT: 64
1. Building height shall be measured from finished grade. 65
2. Maximum building height: two-hundred feet (200’). 66
3. Buildings taller than two-hundred feet (200’) and up to four-hundred (400’) feet are permitted 67
but only as authorized through the design review process, subject to the requirements of 68
Chapter 21A.59 of this title and the following regulations. 69
a. The building shall include a minimum stepback of five feet (5’) or other architectural 70
feature that can deflect snow and ice from falling directly onto a sidewalk, midblock 71
walkway, or other public space. The stepback may be located above the first floor and 72
below one hundred twenty feet (120’) in height above the sidewalk or public space 73
Buildings with less than fifty percent (50%) of the total façade surface cladded in glass 74
are exempt from this requirement; 75
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b. The building development shall include at least one of the following options: 76
i. A midblock walkway that connects to an existing or planned street or 77
midblock walkway; 78
ii. The building is utilizing affordable housing incentives identified in Chapter 79
21A.52 of this title; 80
iii. A privately owned, publicly accessible open space on the property, or on 81
another property within the geographic boundaries of the Jordan River Fairpark 82
District, creating or adding to a pedestrian thoroughfare, and including trees 83
sufficient to provide a shade canopy that covers 60% of the open space area. 84
Existing public open space areas within the Jordan River Fairpark District are not 85
eligible for purposes of this subsection. 86
87
c. No building over 200’60’ is permitted unless the developer consults with the FAA 88
regarding compliance with 14 CFR Part 77.9. the FAA issues a “determination of no 89
hazard to air navigation” for said building. 90
91
d. Notwithstanding receipt of a “determination of no hazard to air navigation” from the 92
FAA, aAll buildings over 200’ 60 feet shall avoid: 93
i. Creating electrical interference with navigational signals for radio 94
communication between the airport and aircraft; 95
ii. Making it difficult for aircraft pilots to distinguish airport lights from other 96
lights or result in glare in the eyes of aircraft pilots using the airport; 97
iii. Impairing aircraft pilot visibility in the vicinity of the airport; or 98
iv. Creating a hazard or endanger the landing, takeoff or maneuvering of aircraft 99
intending to use the airport. 100
E. USES: 101 Uses in the JRF District are specified below as permitted and conditional uses with such standards 102
as specified in this subsection. 103
104
1. Permitted Uses: The uses specified as permitted uses are permitted provided that they 105
comply with the general standards set forth in part IV of this title and all other applicable 106
requirements of this title. 107
2. Conditional Uses: The uses specified as conditional uses shall be allowed provided they are 108
approved pursuant to the standards and procedures for conditional uses set forth in chapter 109
21A.54 of this title, and comply with all other applicable requirements of this title. 110
3. Uses Not Permitted: Any use not specifically permitted or conditionally permitted in the 111
table of permitted and conditional uses for the specific zoning district is prohibited. Only 112
uses listed as a “P” or a “C” in the table of permitted and conditional uses for a district shall 113
be allowed where designated. 114
4. Prohibited Uses: The following land uses are prohibited: 115
a. Commercial and Industrial Land Uses That Exceed two hundred thousand 116
(200,000) Gallons of Water per Day. 117
b. New Land Uses: Any new commercial or industrial land use that consumes or uses 118
more than an annual average of two hundred thousand (200,000) gallons of potable 119
water per day is prohibited in all zoning districts. The use and consumption limit 120
is based on the total use from all water meters that serve the land use. 121
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c. Expansions of Existing Uses: No commercial or industrial land use shall expand 122
to an extent that increases its daily potable water consumption or use to exceed an 123
annual average of two hundred thousand (200,000) gallons of potable water per 124
day. Notwithstanding the provisions of Subsection 21A.38.040.H, an existing land 125
use that exceeds the water use threshold may not expand if the expansion will result 126
in a net increase in water consumption or use. The use and consumption limit is 127
based on the total use from all water meters that serve the land use. 128
d. Water Use Report Required: A land use applicant shall certify the anticipated daily 129
water use of the proposed land use in a manner satisfactory to the Department of 130
Public Utilities. The Department of Public Utilities may require an anticipated 131
daily water use report of any land use applicant proposing a new use or expansion 132
of an existing use. 133
e. Exemption: Agricultural, residential, and institutional land uses are not subject to 134
the regulations of this subsection. For purposes of this section, an institutional land 135
use includes government owned or operated facilities, places of worship, and 136
hospitals. 137
138
Permitted and Conditional Uses by District
Use JRF
Accessory use, except those
that are specifically regulated
elsewhere in this title
P
Adaptive reuse for additional
uses in eligible buildings
Affordable housing incentives
development P
Alcohol:
Bar establishment P2
Brewery P2
Small Brewery P2
Brewpub P2
Distillery P2
Tavern P2
Winery P2
Ambulance Service P
Amphitheater, formal P
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Amphitheater, informal P
Animal:
Cremation service
Kennel P
Veterinary office P
Antenna, Communication
Tower P
Antenna, Communication Tower exceeding the
maximum
height in the zoning district
C
Art gallery P
Artisan food production P
Artisan Production P
Artists’ Loft/Studio P
Auditorium P
Bakery, commercial
Bed and breakfast P
Bio-medical facility P
Blacksmith shop C
Blood donation center P
Botanical Garden P
Bus line station/terminal
Charity Dining Hall
Check cashing/payday loan
business
Clinic (medical, dental) P
Commercial food preparation P
Community correctional
facility, small C
Community garden P
Convent/Monastery
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Crematorium
Daycare center, adult P
Daycare center, child P
Dwelling:
Assisted living facility
(large) P
Assisted living facility
(limited capacity) P
Assisted living facility
(small) P
Accessory unit (ADU) P
Congregate care facility
(large) P
Congregate care facility
(small) P
Group home (large) C
Group home (small) P
Living quarter for caretaker or security
guard P
Multi-family P
Residential support
(large) C
Residential support
(small) P
Rooming (boarding)
house P
Shared housing P
Single-family attached P
Single-family (detached) P
Twin home P
Two-family P
Emergency medical service facility P
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Exhibition hall P
Fairground P
Farmers' market P
Farm stand P
Financial institution P
Financial institution with drive- through facility P7
Flea Market
Funeral home or mortuary P
Gas station P 6
Golf course P
Greenhouse P
Heliport P
Home occupation P 3,4
Hospital, including accessory
lodging facility P
Hotel/Motel P
Intermodal transit passenger
hub
Laboratory, medical related P
Laundry, commercial P
Library P
Light manufacturing P
Mixed use development P
Mobile business P
Municipal service uses,
including City utility uses and police and fire stations P
Museum P
Nursing care facility P
Office P
Open space P
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Park P
Parking:
Commercial P
Off site P
Park and ride lot P
Performing arts production
facility P
Pharmacy P
Pharmacy with drive through
use P7
Place of worship P
Plaza P
Radio, television station P
Railroad passenger station
Reception center P
Recreation (indoor/outdoor) P
Research and development
facility P
Restaurant P
Restaurant with drive-through
facility P
Retail (goods or services) P
Retail (goods or services) with
drive-through facility P7
School:
K-12 Private P
K-12 Public P
College or university P
Music conservatory P
Professional and
vocational P
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Seminary and religious
institute P
Short Term Rental P
Social service mission
Solar array P
Stadium P
Storage, accessory (outdoor) P
Store, Pawnshop
Studio, art P
Technology facility P3, 5
Theater, live performance P
Theater, movie P
Urban farm P
Utility, building or structure P1
Vehicle:
Automotive Rental Agency P8
Automobile repair (major)
Automobile repair (minor)
Automobile sales and
service
Car Wash C
Warehouse P
Welding shop
Wholesale distribution P
Zoological Park P
Qualifying provisions: 139
1. See Subsection 21A.02.050.B of this title for utility regulations. 140
2. Subject to conformance with the provisions in Section 21A.36.300 "Alcohol Related 141
Establishments", of this title. 142
3. Allowed only within legal conforming single-family, duplex, and multi-family 143
dwellings and subject to Section 21A.36.130 of this title. Consult the water use and/or 144
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consumption limitations of Subsection 21A.33.010. 145
4. Allowed only within legal conforming single-family, duplex, and multi-family 146
dwellings and subject to Section 21A.36.030 of this title. 147
5. Prohibited within 1/2 mile of a residential use if the facility produces hazardous or 148
radioactive waste as defined by the Utah Department of Environmental Quality 149
administrative rules. 150
6. Use allowed on state collector and arterial streets and not permitted within 1,000’ of a 151
perennial stream. 152
7. Must be attached to a building containing other commercial or residential uses. 153
8. Must have covered and/or offsite parking for any vehicles offered for rent. 154
155
F. DESIGN STANDARDS: 156
The provisions of this subsection identifies each design standard applicable to the JRF District. If a 157
box is checked (X), that standard is required. The specific dimension or detail of a design standard 158
is indicated within the box. Design standards shall be as set forth in Section 21A.37.060.F. 159
160
1. Internal Buildings and Street Frontage 161
Standard JRF DISTRICT
Screening of mechanical equipment (21A.37.050.J) X
Street trees (21A.48.060.B ) X
Soil volume (21A.48.060.B) X
162
2. Frontage along Redwood Road and North Temple: The following design standards are only 163
applicable to development within the JRF District on the side of the building fronting the public 164
roadways of Redwood Road and North Temple. 165
Standard JRF (Redwood Rd. and
North Temple frontage) (Code Section)
Ground floor use (%) (21A.37.050.A) 60
Building materials: ground floor (%) (21A.37.050.B.3) 75
Building materials: upper floors (%) (21A.37.050.B.4) 50
Glass: ground floor (%) (21A.37.050.C.1) 60
Glass: Upper Floor Glass: (%) (21A.37.050.C.2.) 50
Building Entrances (feet): (21A.37.050.D.) 75
Blank wall: maximum length (feet) along North Temple
or Redwood Rd. (21A.37.050.E) 25
Screening of mechanical equipment (21A.37.050.J) X
Screening of service areas (21A.37.050.K) X
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166
G. SIGN REGULATIONS 167
1. Incorporation of D1 and D4 Sign Provisions. Within the JRF District, the sign regulations 168
found in section 21A.46.110.A.3.a of this title apply. 169
2. Stadium Area Sign Regulations. Entertainment, sports and similar signs allowed in section 170
21A.46.110.A.3.b shall be allowed within an area in the JRF District that is 1,000 linear feet 171
from the property boundary of a parcel containing a stadium or event center use. 172
3. District Signs. In addition to the signs allowed by Subsection G(1) and (2) above, the JRF 173
District may include private directional signs and wayfinding signs to integrate the 174
development within the JRF District with other areas owned by the state and adjoining or 175
near the JRF District. 176
4. Sign Master Plan. Sign regulations shall not regulate interior signs that are not visible to or 177
from a public street or public way provided that such internal signs shall be consistent with 178
a sign master plan maintained by the qualified owner. 179
5. Within the JRF District, a development quadrant, which is an area bounded by a public or 180
private alley, trail, pathway, linear park or street on all sides, shall be used interchangeably 181
with “city block” as that term is used in section 21A.46.110.A.3.a. 182
6. One public assembly facility sign, as that term is defined and restricted in Utah Code Section 183
72-7-504.5 may be allowed within the JRF District. 184
185
186
2. Amends Section 21A.37.060.F. as follows: 187
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188
Standard (Code Section) District
RP BP FP AG AG-2 AG-5 AG-20 PL I UI OS NOS MH EI MU JRF
Ground floor use (%)
(21A.37.050A1)
601
Ground floor use + visual
interest (%)
(21A.37.050A2)
Building materials: ground
floor (%)
(21A.37.050B13)
751
Building materials: upper
floors (%)
(21A.37.050B24)
501
Glass: ground floor (%)
(21A.37.050C1)
40 - 70 601
Glass: upper floors (%)
(21A.37.050C2)
501
Building entrances (feet)
(21A.37.050D)
X 751
Blank wall: maximum
length (feet)
(21A.37.050E)
15 251
Street facing facade:
maximum length (feet)
(21A.37.050F)
V1 13
Upper floor stepback (feet)
(21A.37.050G)
Lighting: exterior
(21A.37.050H)
X X X
Lighting: parking lot
(21A.37.050I)
X X
Screening of mechanical
equipment (21A.37.050J)
X X
Screening of service areas
(21A.37.050K)
X X1
Ground floor residential
entrances (21A.37.050L)
Tree canopy coverage (%)
(21A.37.050P1)
Street trees
(21A.37.050Q2)
X
Soil volume
(21A.37.050Q3)
X
Minimize curb cuts
(21A.37.050Q4)
Overhead cover
(21A.37.050Q5)
Height transitions: angular
plane for adjacent zone
districts (21A.37.050R)
V1 14
Horizontal articulation
(21A.37.050S)
189
Notes: 190
1. Design standards are only applicable to development within the JRF District on the side of the building fronting the public roadways of 191
Redwood Road and North Temple. 192
193
2. PROPOSED TERM
SHEET
4853-9257-9282
DRAFT
1
TERM SHEET
September 5, 2024
LHM DEV PWD, LLC, a Utah limited liability company (“LHM”) is the owner of all
privately-owned property (the “Property”) located within the boundaries of the Utah Fairpark Area
Investment and Restoration District, created under Title 11, Chapter 70 of the Utah Code. Pursuant
to Utah Code § 11-70-2(3)(b)(i), the Property is subject to Salt Lake City’s (“City”) land use authority
if LHM and the City enter into a development agreement no later than December 31, 2024.
Otherwise, the Property will be subject to the land use authority of the Utah Fairpark Area
Investment and Restoration District.
LHM intends to develop the Property into a large, mixed-use development that may include,
office, retail, civic and residential development along with a stadium for an MLB team. LHM and the
City desire to enter into a development agreement governing the Property’s development as
contemplated by Utah Code § 11-70-2(3)(b)(i).
Agreement: Master Development Agreement (“MDA”)
Parties: The parties to the MDA will be LHM DEV PWD,, LLC, a
Utah limited liability company and Salt Lake City, a
municipal corporation.
Property: All land privately owned or controlled by LHM and
located within the Utah Fairpark Area Investment and
Restoration District, as depicted on Exhibit A.
Zoning: As a condition precedent to the effectiveness of the MDA,
the City shall rezone the Property to the new Jordan River
Fairpark Zoning District (“JRF District”).
Term: The initial term of the MDA will be fifty years or
terminated at the complete buildout of the project,
whichever occurs first.
Vesting: As of the effective date of the MDA, the Property shall be
vested under the JRF District, including all the uses
identified therein. The City’s future laws shall generally not
apply to the Property except for those consented to by
LHM, state and federal laws, building code updates,
uniformly imposed taxes, and impact fee amounts.
Development of Property: LHM may develop the Property consistent with the MDA
and the JRF District, and LHM shall have the full power
and exclusive control over the Property. Nothing in the
MDA obligates LHM to develop the Property or develop
the Property in a particular order or phase. LHM may
develop the Property for all uses allowed in the JRF
District.
4853-9257-9282
-2-
Jordan River Access:
The City is the grantee of that certain Public Recreation
Easement Agreement, recorded July 17, 2015, as Entry
No. 12094108 with the Salt Lake City Recorder that
provides public a trail and access for recreational uses.
This easement will be terminated in the MDA and the
parties will enter into a memorandum of understanding for
replacement access in connection with the MDA.
Design Requirements: The City shall not impose or enforce any design
requirements on buildings, improvements, and structures
located within the Property except as described in the JRF
District.
Open Space: Developer intends to build an open space network as
depicted in the conceptual Master Plan, which may be
revised or relocated through subdivision plats. Except as
set forth in the JRF District, the City shall not require
Developer to dedicate open space as a condition of
development application approval.
Roads: LHM shall install roadways consistent with a roadway
master plan and cross-sections of roadways depicted in the
roadway master plan to be attached to the MDA. Current
conceptual roadway plans are attached hereto as Exhibit B.
The City shall not require LHM to oversize any roadways
without providing mutually acceptable reimbursement
agreement(s) for any system improvements to the
roadways as defined by the impact fees act. The Project
may include private roads that will be specified on
subdivision plats.
Culinary and Sewer Improvements:
LHM shall install the requisite service and water
distribution lines and similar improvements within the
Property necessary for the City to provide culinary water
and sewer service to a particular phase of development.
The City shall not require LHM to install offsite
improvements or install infrastructure that provides
capacity outside of the Property without providing
mutually acceptable reimbursement agreement(s) for any
system improvements, as defined by the impact fees act.
Stormwater Improvements:
The City shall account for impervious surface already in
existence on private lands as particularly detailed in the the
Hydrology and Hydraulics Memo, dated July 29, 2024,
prepared by CRS Engineers. LHM shall install stormwater
improvements consistent with a stormwater improvement
4853-9257-9282
-3-
plan. The City shall not require LHM to install any
stormwater improvements to store or transmit any offsite
stormwater without providing mutually acceptable
reimbursement agreement(s) for any system
improvements, as defined by the impact fees act.
Improvement Connections:
The City shall allow LHM to connect the roadways,
culinary, sewer, and stormwater improvements to the
City’s existing infrastructure in the areas identified on the
applicable utility plans, which will be attached to the
MDA.
Installation of Improvements: LHM may utilize public infrastructure districts, or similar
districts, to construct the roads, water, sewer, and
stormwater improvements contemplated by the MDA.
LHM shall construct all improvements in compliance with
the City’s laws in effect on the MDA’s effective date.
Development Applications: Pursuant to Utah Code § 11-70-206(3)(b)(ii)(A), the City
shall provide an expedited process for the review and
approval of development applications. All development
applications for subdivisions or site plan approval shall be
approved by the City’s staff. The City shall process all
subdivision applications (even non-residential applications)
consistent with the timing requirements described in Utah
Code §§ 10-9a-604.1 and 10-9a-604.2. The City shall
expedite the approval of all site plan application and take
action thereon within 10 business days of receiving a
complete application, and within 5 business days of
receiving revisions thereto after an initial determination is
made at no additional fee. LHM may request that the City
outsource the review of any development application.
LHM will pay the actual hourly review cost incurred by the
City for such outsourced services.
Conditional Uses:
The City shall promptly process conditional use permits in
accordance with State law and the City’s laws in effect on
the MDA’s effective date. No conditional use permit
application shall be subject to more than one public
hearing without the express written consent of LHM.
Disputes: If a dispute arises with respect to any development
applications, LHM and the City shall meet and confer on
the issue within 15 days a denial. LHM and the City can
also mutually agree to mediate the issue.
Annexations: If LHM, or its affiliated entities, acquires property that is
located within or annexed into the UFAIR District, then
4853-9257-9282
-4-
LHM may annex said acquired property into the MDA and
have the JRF District applied to such annexed land.
Assignment and
Transfer:
LHM may assign, transfer, or convey the entire Property
or portions thereof to a subsequent owner and may
transfer any of the rights and obligations under the MDA
in connection with such transfer. If such transfer occurs
and LHM intends to convey its rights under the MDA
with such transfer, then LHM shall execute and deliver a
transfer acknowledgment to the City. LHM may reserve
any right to receive reimbursement under the MDA, or
separate reimbursement agreement(s) from the City
regardless of whether LHM transfers its remaining rights
under the MDA.
4853-9257-9282
-5-
EXHIBIT A
Depiction of the Property
4853-9257-9282
-6-
EXHIBIT B
Conceptual Roadways
4853-9257-9282
-7-
4853-9257-9282
-8-
3. PROJECT
CHRONOLOGY
ERIN MENDENHALL DEPARTMENT of COMMUNITY
Mayor and NEIGHBORHOODS
Blake Thomas
Director
SALT LAKE CITY CORPORATION 451 SOUTH STATE STREET, ROOM 404 WWW.SLC.GOV
P.O. BOX 145486, SALT LAKE CITY, UTAH 84114-5486 TEL 801.535.6230 FAX 801.535.6005
PROJECT CHRONOLOGY
Petition: PLNPCM2024-00982
September 3, 2024 Petition for the zoning map and amendment received by the Salt Lake City Planning Division.
September 3, 2024 Petition assigned to Amanda Roman, Urban Designer.
September 3, 2024 Staff sent an early notification announcement of the project to all residents and property owners living within 300 feet of the project site providing information
about the proposal and how to give public input on the project.
September 3, 2024 Information about the proposal was sent to the Chairs of the Fairpark, Poplar Grove, and Jordan Meadows Community Councils in order to solicit public
comments and start the 45-day Recognized Organization input and comment period.
September 3, 2024 Staff hosted an online Open House to solicit public comments on the proposal. The Online Open House period started on September 3, 2024. The page remains open
for review and comments.
September 5, 2024 Signs describing the proposal were posted every 500 feet along public street frontage by the applicant.
October 9, 2024 Staff held a work session with the Planning Commission where the applicant
presented their proposal and received recommendations from the Commission.
October 11, 2024 Public hearing notice sign with project information and notice of the Planning
Commission public hearing on October 23, 2024 physically posted on the property.
October 12, 2024 Public notice posted on City and State websites and sent via the Planning list serve for the Planning Commission meeting of October 23, 2024. Public hearing notice mailed.
October 14, 2024 The applicant presented the proposal at the Fairpark Community Council public
meeting.
October 21, 2024 The 45-day public comment period for Recognized Organizations ended. The Poplar Grove Community Council submitted a letter in support of the rezone
October 10, 2024.
October 23, 2024 The Planning Commission held a public hearing on October 23, 2024. The
Planning Commission voted 7:1 to forward a positive recommendation, with 11 conditions, to the City Council.
4. NOTICE OF CITY
COUNCIL PUBLIC
HEARING
NOTICE OF PUBLIC HEARING
The Salt Lake City Council is considering Petition PLNPCM2024-00982 (Zoning Text/Map
Amendment). Salt Lake City has received these amendment requests from Snell & Wilmer,
representing Larry H. Miller Company, who seeks to amend Salt Lake City's zoning ordinance by creating the Jordan River Fairpark District (JRF District). This district would rezone 93 acres across 32 parcels, at approximately 1500 W North Temple, to facilitate the area’s redevelopment. The project is located within Council District 2, represented by Alejandro Puy.
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 as the public hearing. The hearing will be held:
DATE:
TIME:
PLACE: Electronic and in-person options.
451 South State Street, 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@slc.gov. 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 contact
Amanda Roman at 801-535-7660 or by e-mail at amanda.roman@slc.gov. The application details can be accessed at https://citizenportal.slc.gov, by selecting the “Planning” tab and entering the petition numbers PLNPCM2024-00982.
People with disabilities may make requests for reasonable accommodation no later than 48 hours
in advance in order to participate in this hearing. Please make requests at least two business days in advance. To make a request, please contact the City Council Office at council.comments@slc.gov , 801-535-7600, or relay service 711.
5. MLB STADIUM
AIRSPACE IMPACT
STUDY –
POTENTIAL
IMPACTS
Potential Aviation Impacts
Proposed Power District
Potential Aviation Impacts from the Power District
✓1. The proposed Power District Developments, and stadium, are not anticipated to have a significant impact on commercial aviation in the Salt Lake City area
❑2. General aviation aircraft and helicopter operations will be slightly impacted by the proposed Power District Developments causing certain flight paths to be adjusted to remain safely above or to the west of the proposed area
❑3. Emergency services and medical evacuation helicopter flights are not anticipated to be impacted, but some helicopter operations may need to re-route either south of the proposed development area or at a slightly higher altitude than currently flown
4. When games, or other sporting events, are occurring at the stadium, general aviation aircraft, training flights and sight-seeing helicopter operations will be significantly impacted
5. Federal Aviation Administration (FAA) owned and operated radar and communications systems will be degraded by permanent structures taller than 200 feet.
6. Future residents and tenants in the western portion of the proposed Power District Developments may require notifications regarding aviation noise and emissions from general aviation and helicopter activity
7. Temporary construction equipment used to build prominent features in the Power District will potentially create impacts beyond those listed above
24OCT24 2
Proposed Power District
Multiple Buildings and Baseball Stadium
Area treated as a continuous 3D polygon with a maximum elevation of 400ft above ground level (AGL) / 4626ft above mean sea level (MSL)
Inclusion of a baseball stadium, with seating capacity in excess of 30,000, will require consideration of Sporting Event Temporary Flight Restrictions (TFR)
https://thepowerdistrict.com/
3D Depiction of the Power District in Google Earth at 400ft AGL24OCT24 3
General Aviation (GA) Aircraft Operations (1 Week)
24OCT24 4
FAA Existing
GA Route
Proposed
Power District
General aviation aircraft routinely fly over
Redwood Rd which may require additional
outreach with future residents/tenants
regarding noise and emissions
FAA Existing
GA Route
FAA Existing
GA Route
General Aviation (GA) Aircraft Operations (1 Week)
24OCT24 5
General aviation aircraft currently fly
approximately 1000 ft above the
ground level proposed Power District.
Helicopter Operations (1 Week)
24OCT24 6
U of U Hospital
Proposed
Power District
Medevac helicopter operations that are
unable to fly above the future Power
District will likely have to fly south of the
area (South of I-80)
24OCT24 7
Helicopter Operations (1 Week)
Medevac helicopter operations traverse
the area on a regular basis at 500ft above
the ground level of the proposed Power
District
Radar Communications
FAA Radar and Communications Impacts
24OCT24 8
FAA aviation radar
coverage and
communications within
the Valley will potentially
be limited by
developments
exceeding 200ft AGL in
the Power District Area
Solutions to these
challenges are possible
but will require height
restrictions in portions
of the Power District and
additional
analysis/coordination
with FAA in advance of
site development
Next Steps
1.Identify height limitation surfaces (raster and contour plots) for developers to consider that will reduce or eliminate potential FAA radar and communications performance challenges
2.Examine the potential effects of future runway and airspace usage at SLC
3.Encourage developers to provide initial building/stadium layouts to SLCDA and FAA for detailed anaysis
24OCT24 9
Model of FAA communications (wire frame) through the proposed power district
6. ADDITIONAL
PUBLIC
COMMENTS
From:Bruce A. Hamilton
To:Roman, Amanda
Subject:(EXTERNAL) Oppose Fairpark rezoning for MLB
Date:Monday, October 21, 2024 11:41:09 AM
Caution: This is an external email. Please be cautious when clicking links or opening attachments.
As a Fairpark resident, I oppose the creation and rezoning of the
"Jordan River Fairpark" District and I oppose the propose
construction of a Major League Baseball stadium on or near North Temple.
This project would result in the destruction of homes and increase in
traffic. No rezoning or public funds should be devoted to such a project.
--Bruce A. Hamilton
1350 W Walnut Dr
Salt Lake City, UT 84116-2552
Caution: This is an external email. Please be cautious when clicking links or openingattachments.
From:Joshua Vick
To:Roman, Amanda
Subject:(EXTERNAL)
Date:Monday, October 21, 2024 3:03:13 PM
NO MORE REZONING YOU'RE KILLING OUR COMMUNITY!!!!!!!!!!!!!!!
From:Jeffrey Campbell
To:Roman, Amanda
Subject:(EXTERNAL)
Date:Monday, October 21, 2024 5:44:55 PM
Caution: This is an external email. Please be cautious when clicking links or opening attachments.
PLEASE cast a Negative vote on the proposed MLB and other giveaways to the already wealthy. PLEASE
Sent from my iPhone
From:Brent Curtis
To:Roman, Amanda
Subject:(EXTERNAL) "NO to Jordan River Fairpark District Rezone!!! NO to 400 ft Buildings in our community!!!
Date:Wednesday, October 23, 2024 10:00:26 AM
Caution: This is an external email. Please be cautious when clicking links or opening attachments.
Dear Ms Roman
Please vote NO to Jordan River Fairpark District Rezone!!! NO to 400 ft Buildings in our community!!!
We don’t need to fund billionaires. This is not the job of government.
Respectfully,
Brent Curtis - CEO
Arches Natural Products, Inc.
From:maria chavez
To:Roman, Amanda
Subject:(EXTERNAL) NO MORE GENTRIFICATION
Date:Wednesday, October 23, 2024 4:05:19 PM
Caution: This is an external email. Please be cautious when clicking links or opening attachments.
Your bigot influence is NOT sufficient with your money scheme motives. There is more land to make money off of
than the one you’re alreadytrying to STEAL AND SWIPE right underneath hard working families and individuals
trying to MAKE SOMETHING OUT OF NOTHING. No thanks to you. Have you ever thought about the amount of
golf courses, where there are already in-placed WATER UNITS? I’m assuming there’s no money to make there?
That’s ironic of you and the state. amanda roman you don’t deserve to have your name capitalized correctly when
you’re already trying capitalize off of the middle and lower class, how PATHETIC of you. You’re supposed to be a
woman and yet you have the empathy of a male adolescent’s putrid, & immature liking. Oh here’s a great idea!!!
How about you rezone ALL of your property FIRST to the mlb, better known as the “Money Loving BIGOTS”,
and make your way up with NOTHING. They’re sure giving you the upper hand at life huh? YOURE
RIDICULOUSLY, INCOMPETENTLY, PATHETIC.
Take your urban and shove it up your high hootin ass.
Maria Chavez
7. MAILING LIST
OWN_FULL_NAME OWN_ADDR own_unit OWN_CITY OWN_STATE OWN_ZIP
PREMIUM OIL COMPANY 3450 E COMMERCIAL CT MERIDIAN ID 83642
SALT LAKE CITY PO BOX 145515 SALT LAKE CITY UT 84114
PLAZA 55 INVESTMENT, LLC 55 N REDWOOD RD # D SALT LAKE CITY UT 84116
MONTROY HOLDINGS LTD PO BOX 2629 ADDISON TX 75001
KNUDSON INVESTMENTS LLC PO BOX 5256 OAK BROOK IL 60522
MOUNTAIN STATES TELEPHONE & TELEGRAPH CO 1025 ELDORADO BLVD # 2000 BROOMFIELD CO 80021
TRUST NOT IDENTIFIED; GOERGIA E C CARLSON 5544 S GREEN ST MURRAY UT 84123
TRUST NOT IDENTIFIED; GEC RV LV TR PO BOX 711 DALLAS TX 75221
TRUST NOT IDENTIFIED; GEC RV LV TR 5929 FASHION POINT DR # 501 SOUTH OGDEN UT 84403
L.L.C. NORTH TEMPLE HOLDINGS 4968 S HOLLADAY PINES CT HOLLADAY UT 84117
GEORGIA ELAINE CARLSON; GEC RV LV TRST 9306 S TEMPLE DR WEST JORDAN UT 84088
1500 TEMPLE 4, LLC 1603 ORRINGTON AVE STE 450 EVANSTON IL 60201
ROCKY MOUNTAIN POWER 1407 W NORTHTEMPLE ST 110 SALT LAKE CITY UT 84116
LC J-J BAKD 1370 W NORTHTEMPLE ST SALT LAKE CITY UT 84116
DIVISION OF FACILITIES CONSTRUCTION & MGMT.450 N STATE ST # 4110 SALT LAKE CITY UT 84114
SALT LAKE COUNTY PO BOX 144575 # S3-120 SALT LAKE CITY UT 84114
CW SLC THE YARD, LLC 610 N 800 W CENTERVILLE UT 84014
MS OPERATING CO, LLC 3739 E BRIGHTON POINT DR COTTONWOOD HTS UT 84121
SALT LAKE GARFIELD & WESTERN RAILWAY CO 6440 S WASATCH BLVD STE 340 HOLLADAY UT 84121
SALT LAKE CITY CORPORATION PO BOX 145460 SALT LAKE CITY UT 84114
Current Occupant PO BOX 145487 SALT LAKE CITY UT 84114
Current Occupant PO BOX 27026 RICHMOND VA 23216
SWEAT EQUITY PROPERTIES, LLC 151 S NAVAJO ST SALT LAKE CITY UT 84104
DIAMOND PARKING INC 605 FIRST AVE # 600 SEATTLE WA 98104
SOFIA IMAMI 9350 S 150 E SUITE 900 SANDY UT 84070
UTAH POWER AND LIGHT COMPANY 825 NE MULTNOMAH ST #1900 PORTLAND OR 97232
UTAH DEPARTMENT OF TRANSPORTATION PO BOX 148420 SALT LAKE CITY UT 84114
MARCO ANTONIO FRAGOSO; GLORIA E FRAGOSO (JT)152 S PUEBLO ST SALT LAKE CITY UT 84104
MARCO A FRAGOSO 146 S PUEBLO ST SALT LAKE CITY UT 84104
SALVADOR MARTINEZ 133 S PUEBLO ST SALT LAKE CITY UT 84104
CARRIE BELL 139 S PUEBLO ST SALT LAKE CITY UT 84104
J & S AUTO SERVICE, INC 6078 W MILL VALLEY LN WEST VALLEY UT 84118
J & S AUTO SERVICE INC.9757 S 4000 W SOUTH JORDAN UT 84095
VINA INVESTMENT AND AMUSEMENT, LLC 2663 E CASTO LN HOLLADAY UT 84117
TRUST NOT IDENTIFIED 144 S 1400 W SALT LAKE CITY UT 84104
DH TR 1208 W 500 N SALT LAKE CITY UT 84116
WALLACE PROPERTY HOLDINGS LLC 132 S 1400 W SALT LAKE CITY UT 84104
NAVAJO INVESTMENT PARTNERS, LLC 2223 S HIGHLAND DR E6-375 SALT LAKE CITY UT 84106
MAJESTIC MOUNTAIN BEAVER LLC 140 S NAVAJO ST SALT LAKE CITY UT 84104
HARLEN H WILSON; WILLIAM WILSON (JT)PO BOX 71566 SALT LAKE CITY UT 84171
OLD TIME CLOCK LLC 9288 S JANALEE DR WEST JORDAN UT 84088
JORDAN RIVER VIEW, LLC 3411 SILVERSIDE RD SUITE 104 WILMINGTON DE 19810
INTERNATIONAL UNION OF ELEVATOR CONSTRUCTORS LOCAL 38 139 S 1400 W SALT LAKE CITY UT 84104
WAGNER BIOMEDICAL, INC.6036 S LINDEN ST HOLLADAY UT 84121
UTAH POWER & LIGHT COMPANY 825 NE MULTMNOMAH ST # 1900 PORTLAND OR 97232
RANDY TOUSLEY; MICHELE TOUSLEY (JT)3228 S 3600 W # OFC WEST VALLEY UT 84119
SALT LAKE GARFIELD & WESTERN RAILWAY CO 1400 DOUGLAS ST STOP 1640 OMAHA NE 68179
FDG GAUGE SLC ASSOCIATES, LLC 240 SAINT PAUL ST DENVER CO 80206
DIVISION OF FACILITIES CONSTRUCTION & MGMT 450 N STATE ST # 4110 SALT LAKE CITY UT 84114
SCANDIA RESIDENTIAL REAL PROPERTY II LLC PO BOX 327 BOUNTIFUL UT 84011
STATE ROAD COMMISSION OF UTAH PO BOX 148420 SALT LAKE CITY UT 84114
SALT LAKE COUNTY PO BOX 144575 SALT LAKE CITY UT 84114
Current Occupant 1704 W NORTH TEMPLE ST Salt Lake City UT 84116
Current Occupant 1708 W NORTH TEMPLE ST Salt Lake City UT 84116
Current Occupant 55 N REDWOOD RD Salt Lake City UT 84116
Current Occupant 1711 W NORTH TEMPLE ST Salt Lake City UT 84116
Current Occupant 1701 W NORTH TEMPLE ST Salt Lake City UT 84116
Current Occupant 25 N REDWOOD RD Salt Lake City UT 84116
Current Occupant 1588 W NORTH TEMPLE ST Salt Lake City UT 84116
Current Occupant 1550 W NORTH TEMPLE ST Salt Lake City UT 84116
Current Occupant 1350 W NORTH TEMPLE ST Salt Lake City UT 84116
Current Occupant 1400 W NORTH TEMPLE ST Salt Lake City UT 84116
Current Occupant 1458 W NORTH TEMPLE ST Salt Lake City UT 84116
Current Occupant 1456 W NORTH TEMPLE ST Salt Lake City UT 84116
Current Occupant 132 N REDWOOD RD Salt Lake City UT 84116
Current Occupant 120 N REDWOOD RD Salt Lake City UT 84116
Current Occupant 1692 W NORTH TEMPLE ST Salt Lake City UT 84116
Current Occupant 1660 W NORTH TEMPLE ST Salt Lake City UT 84116
Current Occupant 1694 W NORTH TEMPLE ST Salt Lake City UT 84116
Current Occupant 1662 W NORTH TEMPLE ST Salt Lake City UT 84116
Current Occupant 1625 W NORTH TEMPLE ST Salt Lake City UT 84116
Current Occupant 1605 W NORTH TEMPLE ST Salt Lake City UT 84116
Current Occupant 1569 W NORTH TEMPLE ST Salt Lake City UT 84116
Current Occupant 4 N REDWOOD RD Salt Lake City UT 84116
Current Occupant 1659 W NORTH TEMPLE ST Salt Lake City UT 84116
Current Occupant 1699 W NORTHTEMPLE ST Salt Lake City UT 84116
Current Occupant 1490 W NORTH TEMPLE ST Salt Lake City UT 84116
Current Occupant 1474 W NORTH TEMPLE ST Salt Lake City UT 84116
Current Occupant 1407 W NORTH TEMPLE ST Salt Lake City UT 84116
Current Occupant 1465 W NORTH TEMPLE ST Salt Lake City UT 84116
Current Occupant 1306 W NORTH TEMPLE ST Salt Lake City UT 84116
Current Occupant 1280 W NORTH TEMPLE ST Salt Lake City UT 84116
Current Occupant 1260 W NORTH TEMPLE ST Salt Lake City UT 84116
Current Occupant 1220 W NORTH TEMPLE ST Salt Lake City UT 84116
Current Occupant 1355 W NORTH TEMPLE ST Salt Lake City UT 84116
Current Occupant 1275 W NORTH TEMPLE ST Salt Lake City UT 84116
Current Occupant 1255 W NORTH TEMPLE ST Salt Lake City UT 84116
Current Occupant 1221 W NORTH TEMPLE ST Salt Lake City UT 84116
Current Occupant 1219 W NORTH TEMPLE ST Salt Lake City UT 84116
Current Occupant 1223 W NORTH TEMPLE ST Salt Lake City UT 84116
Current Occupant 1215 W NORTH TEMPLE ST Salt Lake City UT 84116
Current Occupant 1141 W NORTH TEMPLE ST Salt Lake City UT 84116
Current Occupant 1085 W NORTH TEMPLE ST Salt Lake City UT 84116
Current Occupant 1201 W NORTH TEMPLE ST Salt Lake City UT 84116
Current Occupant 1345 W SOUTH TEMPLE ST Salt Lake City UT 84104
Current Occupant 1309 W SOUTH TEMPLE ST Salt Lake City UT 84104
Current Occupant 1301 W SOUTH TEMPLE ST Salt Lake City UT 84104
Current Occupant 1214 W 200 S Salt Lake City UT 84104
Current Occupant 125 S NAVAJO ST Salt Lake City UT 84104
Current Occupant 83 S NAVAJO ST Salt Lake City UT 84104
Current Occupant 1141 W SOUTH TEMPLE ST Salt Lake City UT 84104
Current Occupant 3 N 1000 W Salt Lake City UT 84104
Current Occupant 1202 W 200 S Salt Lake City UT 84104
Current Occupant 1210 W 200 S Salt Lake City UT 84104
Current Occupant 1142 W 200 S Salt Lake City UT 84104
Current Occupant 1140 W 200 S Salt Lake City UT 84104
Current Occupant 1220 W 200 S Salt Lake City UT 84104
Current Occupant 1206 W 200 S Salt Lake City UT 84104
Current Occupant 1208 W 200 S Salt Lake City UT 84104
Current Occupant 102 S NAVAJO ST Salt Lake City UT 84104
Current Occupant 1227 W SOUTH TEMPLE ST Salt Lake City UT 84104
Current Occupant 50 S REDWOOD RD Salt Lake City UT 84116
Current Occupant 55 S REDWOOD RD Salt Lake City UT 84104
Current Occupant 1 S REDWOOD RD Salt Lake City UT 84116
Current Occupant 1541 W SOUTH TEMPLE ST Salt Lake City UT 84104
Current Occupant 1441 W SOUTH TEMPLE ST Salt Lake City UT 84104
Current Occupant 1439 W SOUTH TEMPLE ST Salt Lake City UT 84104
Current Occupant 1437 W SOUTH TEMPLE ST Salt Lake City UT 84104
Current Occupant 1435 W SOUTH TEMPLE ST Salt Lake City UT 84104
Current Occupant 1431 W SOUTH TEMPLE ST Salt Lake City UT 84104
Current Occupant 1375 W SOUTH TEMPLE ST Salt Lake City UT 84104
Current Occupant 1425 W SOUTH TEMPLE ST Salt Lake City UT 84104
Current Occupant 1419 W SOUTH TEMPLE ST Salt Lake City UT 84104
Current Occupant 122 S PUEBLO ST Salt Lake City UT 84104
Current Occupant 120 S PUEBLO ST Salt Lake City UT 84104
Current Occupant 124 S PUEBLO ST Salt Lake City UT 84104
Current Occupant 150 S PUEBLO ST Salt Lake City UT 84104
Current Occupant 143 S PUEBLO ST Salt Lake City UT 84104
Current Occupant 155 S PUEBLO ST Salt Lake City UT 84104
Current Occupant 161 S PUEBLO ST Salt Lake City UT 84104
Current Occupant 174 S 1400 W Salt Lake City UT 84104
Current Occupant 145 S 1400 W Salt Lake City UT 84104
Current Occupant 1390 W 200 S Salt Lake City UT 84104
Current Occupant 1364 W 200 S Salt Lake City UT 84104
Current Occupant 122 S NAVAJO ST Salt Lake City UT 84104
Current Occupant 150 S NAVAJO ST Salt Lake City UT 84104
Current Occupant 154 S NAVAJO ST Salt Lake City UT 84104
Current Occupant 160 S NAVAJO ST Salt Lake City UT 84104
Current Occupant 1354 W 200 S Salt Lake City UT 84104
Current Occupant 125 S 1400 W Salt Lake City UT 84104
Current Occupant 1692 W 200 S Salt Lake City UT 84104
Current Occupant 1670 W 200 S Salt Lake City UT 84104
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Current Occupant 120 S 1400 W Salt Lake City UT 84104
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Current Occupant 121 S PUEBLO ST Salt Lake City UT 84104
Current Occupant 111 N CORNELL ST Salt Lake City UT 84116
Current Occupant 155 N 1000 W Salt Lake City UT 84116
Current Occupant 1230 W 200 S Salt Lake City UT 84104
Current Occupant 1720 W I-80 WB FWY Salt Lake City UT 84116
Current Occupant 1550 W I-80 WB FWY Salt Lake City UT 84104
Current Occupant 1530 W 200 S Salt Lake City UT 84104
KSB INDUSTRIES, LLC 189 N HWY 89 SUITE C-112 NORTH SALT LAKE UT 84054
ENVIROTECH MOLDED PRODUCTS, INC 1075 W NORTHTEMPLE ST SALT LAKE CITY UT 84116
FAIRPARK COMMERICAL CONDOMINIUMS OWNERS ASSOC.1055 W NORTHTEMPLE ST SALT LAKE CITY UT 84116
Current Occupant 1161 W NORTH TEMPLE ST Salt Lake City UT 84116
Current Occupant 1075 W NORTH TEMPLE ST Salt Lake City UT 84116
Current Occupant 1055 W NORTH TEMPLE ST Salt Lake City UT 84116
Current Occupant 20 S 1100 W Salt Lake City UT 84104
Current Occupant 6 S 1000 W Salt Lake City UT 84104
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