HomeMy WebLinkAboutTransmittal - 10/31/2024SALT LAKE CITY TRANSMITTAL
To:
Salt Lake City Council Chair
Start Date:
10/30/2024
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
10/30/2024
Chief Administrator Officer's Signed Date
10/31/2024
Subject:
General Plan Amendment to the Sugar House Community Master Plan & MU-15 (Form Based Mixed-Use 15 Subdistrict) Zoning Text/MapAmendment
Additional Staff Contact:
Rylee Hall, rylee.hall@slc.gov
Presenters/Staff Table
Jason Boal, jboal@swlaw.com
Document Type*
Ordinance
Budget Impact*
Yes
No
Budget Impact:
Recommendation:*
Follow the Planning Commission recommendations and deny both the General Plan Amendment (PLNPCM2023-00960) and the Zoning Text/Map Amendment (PLNPCM2023-00961)
Background/Discussion (?)
BACKGROUND/DISCUSSION
The property owner, Harbor Bay Ventures, represented by Snell & Wilmer, is proposing to create a newzoning district, the MU-15 (Form Based Mixed-Use 15 Subdistrict) that would apply to the property at 1095 E2100 S and to amend the Sugar House Master Plan to support the proposed rezone. There is currently avacant, two-story building (formerly a Wells Fargo bank branch) on the 1.22-acre property that is intended tobe redeveloped into a mixed-use residential project. This proposal is a private petition and is not associatedwith the city-initiated zoning consolidation proposals. The Planning Commission unanimously forwardedrecommendations of denial for both the General Plan Amendment and the Zoning Text/Map Amendment.The reasons for the recommendation are discussed later in this document.
Because the proposed MU-15 zoning district is based on a zoning framework that has yet to be adopted, this transmittal is being forward to theCity Council without an attached ordinance. The applicant’s proposal is provided in Exhibit’s 1 and 2 for review. If the City Council votes to adoptthe General Plan amendment (PLNPCM2023-00960) and the new MU-15 zoning district (PLNPCM2023-00961), the zoning regulations will beincorporated into the city-initiated zoning consolidation draft.
Proposed General Plan Amendment
The applicant seeks to amend the Sugar House Community Master Plan to enable high-density developmentin the Sugar House Business District, allowing up to 15 stories of building height. In general, the Sugar HousePlan supports increased residential density within the Sugar House Business District. The most intensedevelopment in this community should be located within the Town Center Scale subdistrict where the projectsite is located. The policies that that relate to high-intensity mixed-use areas identify that ‘the intent is tosupport more walkable community development patterns located near transit lines and stops.’
The applicant proposed to amend four sections, adding language supporting building heights up to 15 stories and density between 50-270 unitsper acre. Additional language supports housing opportunities, sustainable development and “the use of appropriate zoning regulations andpublic/private agreements, such as community benefit agreements” within the Business District.
The proposed amendments to the Sugar House Community Master Plan were not supported by the Commission. Public input suggested thatpolicy changes should be championed and reviewed by the community, rather than initiated by a developer to support the redevelopment of oneproperty. The Commission voted unanimously to recommend denial based on the following discussion:
The proposal would not reduce congestion, a key factor in the general amendment criteria(21A.50.050.2) and one of the primary goals of Title 21A Zoning. The building's proposed scale is incompatible with the surrounding community and does not alignwith the existing context. Concerns raised during departmental reviews, particularly by Public Utilities, have not been fullyaddressed. No community benefit was offered, despite being mentioned in the applicant’s proposedamendment to the Sugar House Community Master Plan.
Proposed Zoning Text/Map Amendment
In 2024, the Mayor initiated a petition to consolidate 27 commercial and mixed-use zones into six new mixed-use districts (MU-2, MU-3, MU-5, MU-6, MU-8, MU-11) to enhance neighborhood amenities, walkability, andbuilding design standards. The subject property is currently zoned CSHBD1, which allows up to 105 feet ofbuilding height. The subject property has been identified by the City to be rezoned from CSHBD1 to MU-11,along with all other properties within the CSHBD1 zoning district. As currently proposed, the MU-11 zoningdistrict would allow buildings up to 125 feet in height.
The applicant is proposing to create a seventh new mixed-use zoning district that would be solely applied tothe property located at 1095 E 2100 S. The MU-15 zone (Form Based Mixed-Use 15 Subdistrict) is based onthe proposed MU zones that are part of the zoning consolidation project, but because that proposal is still inthe draft form, the MU-15 proposal has some differences in content and structure that would have to bereconciled based on whichever district is adopted first.
The primary difference between the proposed MU-11 and MU-15 zone is the maximum building height. The MU-15 zone would allow buildings up to 155 feet in height with design review required for structures over 75feet, compared to the MU-11 zone, which would allow buildings up to 125 feet in height, with design reviewrequired for buildings over 85 feet. The proposed design standards are comparable, but the MU-15 zonewould permit residential units along 1100 E/Highland Drive, which is not supported by staff. Both the existingCSHBD1 zone and proposed MU-11 zone limit residential uses along 2100 S and 1100 E because the groundfloor should consist of retail uses that support the Sugar House Business District.
Building under the MU-15 zone mandates sustainable construction methods and a Whole Building Life Cycle Assessment (WBLCA). To gain theadditional height, projects must cut upfront embodied carbon by at least 60%. A preliminary WBLCA is required with the building permitapplication, and a final WBLCA must be submitted demonstrating the 60% reduction in embodied carbon before the Certificate of Occupancy isissued. Since the city lacks in-house reviewers for these methods, third-party review at the applicant's expense would be required. The applicantdid not provide a remediation plan for failing the final WBLCA. If the MU-15 zone is adopted, Planning staff recommends implementing anenforcement policy for non-compliance and adding language to the code that says a Certificate of Occupancy cannot be issued until the WBLCAverifies the reduction in embodied carbon and that the owner must take whatever actions are necessary to receive the WBLCA verification.Another concern tied to the WBLCA is that only mass-timber construction would be permitted on properties zoned MU-15. While sustainableconstruction methods are supported by the City, requiring mass-timber may lead to development issues if the market does not support theconstruction method and limits the use of the proposed MU-15 zoning district in other areas of the city.
As discussed, because the city-initiated mixed-use zones have not yet been adopted, the MU-15 proposal is based on a framework that maychange. The city-initiated proposal will amend multiple chapters of the zoning ordinance and if the MU-15 zone is adopted, its standards andstructure will require adjustments to fit the new mixed-use zoning framework. Proposed changes include reorganizing and relocating standards,such as the open space, parking, and streetscape regulations. Unsupported and unresolved issues include building form regulations, setbacks,and WBLCA requirements.
Additionally, a new Community Benefit Policy was adopted in 2024, requiring community benefits for privately initiated zoning amendments. Thetwo petitions submitted in November 2023 are vested under the previous ordinance, which did not require community benefits. However, the CityCouncil has asked vested petitioners to provide them. The applicant submitted a preliminary community benefit checklist for PlanningCommission review. Planning staff reviewed the checklist and does not believe the proposed benefits meet the new policy requirements.
The City Council has the authority to negotiate a community benefit as part of the proposed general plan andzoning text/map amendments.
The proposed MU-15 zoning district received a unanimous negative recommendation from the Planning Commission after reviewing the staffreport and considering public comment. Planning staff received hundreds of comments in opposition, with a small percentage of comments infavor. The comments in the Planning Commission staff report are mostly related to the original CSHBD1-SUS proposal, while the additionalcomments in Exhibit 5 are regarding the MU-15 proposal.
The Commission voted to recommend denial based on the following discussion:
Potential impacts of redevelopment at the proposed intensity haven't been fully explored.
Public Utilities and Transportation Divisions have concerns and their comments haven't been fullyaddressed by the applicant.
Planning Commission (PC) Records:
a) PC Agenda of September 11, 2024 (Click to Access)
b) PC Minutes of September 11, 2024 (Click to Access)
c) Planning Commission Staff Report of September 11, 2024 (Click to Access Report)
EXHIBITS:
1. Proposed Amendments to the Sugar House Community Master Plan
2. Proposed MU-15 Zoning District
3. Project Chronology
4. Notice of City Council Public Hearing
5. Additional Public Comments
6. Mailing List
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 tothe proposed project. Most of the public engagement and public comments are in response to the originalproposal for the CSHBD-SUS (Sustainability) Zoning District, which would’ve allowed 305 feet of buildingheight.
The applicant submitted the revised MU-15 proposal on July 11, 2024. Planning staff updated the online open house and sent the updated MU-15proposal to the Sugar House Community Council the day it was received. Staff did not mail a new notice to property owners and residents within300 feet because the updated proposal is less intensive than the original. Additional noticing is not required unless a land use applicationincreases the development potential of a site.
· Early notification notices mailed out December 22, 2024
o Notices were mailed to property owners/residents within ~300 feet of the proposal.
The Planning Division provided a 45-day comment period (December 22, 2023 –February 6, 2024) notice tothe Sugar House Community Council. The Council Chair submitted a letter in opposition of the CSHBD-SUSzoning district on February 27, 2024 and an updated letter in opposition of the MU-15 zoning district onSeptember 9, 2024.
o The Sugar House Community Council held a public meeting at Highland High School from 6-7:30PM on January 31. The applicant, residents, and city staff attended the meeting.
o Planning staff met with the applicant, City Council, and community members on April 22, 2024, inthe Wells Fargo building to discuss the proposed site design and zoning proposal.
o The applicant attended a Sugar House Community Council meeting on August 19, 2024 to discussthe new MU-15 proposal.
An online open house was posted to the Planning Division’s webpage on December 26, 2023 and remainsopen. The open house webpage was updated on July 11, 2024 with information on the applicant’s new MU-15
proposal.
Chief Administrator Officer's Comments
TABLE OF CONTENTS
1.PROPOSED AMENDMENTS TO THE SUGAR HOUSE COMMUNITY MASTER PLAN
2.PROPOSED MU-15 ZONING DISTRICT
3.PROJECT CHRONOLOGY
4.NOTICE OF CITY COUNCIL PUBLIC HEARING
5.ADDITIONAL PUBLIC COMMENTS
6.MAILING LIST
1. Proposed
Amendments to the
Sugar House
Community Master
Plan
July 26, 2024
VIA EMAIL: NICK.NORRIS@SLCGOV.COM
Salt Lake Planning Commission C/O Nick Norris, Planning Director 451 South State Street
Salt Lake City, UT 84111
Re: Master Plan Supplement to petitions - PLNPCM2023-00960 The Sugar House Community Master Plan ("Master Plan") was adopted by the Salt Lake
City Council on November 13, 2001, and updated on December 13, 2005. Since then, there have
been many changes in the economy, built environment, city priorities, and community. Despite these changes, the Master Plan still provides adequate guidance for land use decisions in 2024. It is notable that the Master Plan supports higher density development, especially in the Business District Mixed Use – Town Center Scale. Although the definitions of "high density" may have
evolved since 2005 with the adoption of city-wide plans, such as Housing SLC 2023-2027 and
Climate Positive 2040 and updated zoning districts, the Master Plan clearly supports more dense and intense development in the Sugar House core. Additionally, increased transit access, which was contemplated in 2005, has now been constructed. The current language in the Master Plan that supports increased density, height, and more intense development in the Business District
Mixed Use – Town Center Scale includes:
• Support opportunities for conversion and infill development of Medium-High Density housing while requiring appropriate design and location to minimize land use conflicts with existing single family development. (pg. 3)
• Direct higher density housing in locations served within walking distance to transit, commercial services and parks such as in and near the Sugar House Business District. (pg. 3)
• Since property owners and developers have more incentive to pursue only
commercial/retail projects, an increased height limit has been incorporated for projects that provide a residential component. (pg. 5)
September 11, 2024 26 PLNPCM2023-00960 & PLNPCM2023-00961
•Medium-High Density residential use has the opportunity to develop throughout theBusiness District, and is encouraged through a mixed-use development pattern with“active” uses on the ground or street level. (pg. 5)
•Medium-high density residential development is desirable in the area. (pg. 5)
•Mixed-use development including a residential component, typically characterized byeither residential/ office or residential/retail land use, receives an increased height bonus.(pg. 16)
•Promote mixed use development including a residential component through the incentiveof building height bonuses. (pg. 16)
In reviewing the Master Plan, it appears appropriate to make some minor changes to
better align with Salt Lake City’s stated goal in Housing SLC 2023-2027 to increase density limits in areas adjacent to or near major transit investment corridors, commercial centers, or employment centers where high-density development is compatible with adjacent land uses. These efforts will reduce the scarcity of areas where high-density development is permitted, which currently increases costs and decreases the supply of affordable housing. The proximity of
the Sugar House Business District to the TRAX S-Line makes this area ideal for increased density.
Additionally, Salt Lake City has made substantial efforts to create and adopt plans,
policies, and procedures that focus on "a holistic approach for Salt Lake City government,
businesses, and households to reduce carbon pollution and build resiliency to impacts and
vulnerabilities in a warming world."1. Although the Climate Positive 2040 Plan identifies
standards for Salt Lake City to implement in its infrastructure rather than applicable standards for
private sector development, it provides a model and goals for projects seeking to build
sustainably. The proposed code supports the City's goals to protect the public health and safety of
its residents, including ensuring access to clean air, clean water, and a livable environment2, by
incentivizing the use of sustainable building practices in exchange for more intense and dense
development.
High-Intensity Mixed Use (Page 2)
Proposed:
High-Intensity Mixed Use allows an integration of residential with business uses, typically at ground floor levels. Height limits generally include two- to four-story structures for new development should reflect the urban character of Sugar House Business District and be generally limited to fifteen stories. The intent is to support more walkable community development patterns located near transit lines and stops. Proposed development and land uses
within the High-Intensity Mixed Use area must be compatible with the land uses and architectural features surrounding each site.
1 Climate Positive 2040, pg.1 2 Ibid
September 11, 2024 27 PLNPCM2023-00960 & PLNPCM2023-00961
The Sugar House Community Development Objectives are as follows:
Policies
• Develop the Sugar House Community to be a sustainable, attractive, harmonious and
pedestrian oriented community.
• Maintain, protect, and upgrade Sugar House as a residential community with a vital supporting commercial core.
• Strengthen and support existing neighborhoods with appropriate adjacent land uses and
design guidelines to preserve the character of the area.
• Provide a mix of housing types, densities, and costs to allow residents to work and live in the same community. Locate higher density housing in the Sugar House Business District and on or near public transportation routes to afford residents the ability to reduce their
reliance on the automobile.
• Provide the needed infrastructure improvements through public, as well as public/private partnerships.
• Encourage new development that substantially strengthens and unifies the Sugar House
Business District focused at the Sugar House Plaza Monument at 2100 South and 1100 East.
• Create visually interesting pedestrian-friendly street networks that directly connect local destinations.
• Improve all modes of mobility including street and trail networks, transit, pedestrian and bicycle movement opportunities, and off-street cooperative parking facilities.
• Provide pedestrian-scale activities in the Sugar House Business District by providing
open space corridors and useful streetscape amenities.
• Direct a mixed-land use development pattern within the Sugar House Business District to include medium- and high-density housing and necessary neighborhood amenities and facilities. These developments will be compatibly arranged, taking full advantage of
future transit stations, Sugar House Park, Fairmont Park, and the proximity to the retail
core.
• Encourage increased intensity, greater diversity of land use, and locally-owned businesses in the Sugar House Business District.
• Support small locally-owned neighborhood businesses to operate harmoniously within
residential areas.
• Ensure development in the Sugar House Business District supports the City’s vision of increasing housing opportunities, reducing pollution, and increasing resiliency through the use of appropriate zoning regulations and public/private agreements, such as
community benefit agreements.
• Promote sustainable high density or more intense redevelopment in Sugar House Business District. It may be necessary to utilize new land use regulations in order to ensure the Sugar House Business District is at the forefront of sustainable redevelopment.
September 11, 2024 28 PLNPCM2023-00960 & PLNPCM2023-00961
Medium- High-Density Residential (Page 2)
The Sugar House Business District is a preferred location for Medium and High Density housing in order to increase the 24-hour population of this commercial area. Although Medium- and High Density is not a prevalent land use in Sugar House, it is appropriate that the community
have some higher density housing. The density range for this land use Medium density category is from twenty to fifty (20-50) dwelling units per net acre and fifty to two hundred and seventy (50-270) dwelling units per net acre for High Density.
Medium- High-Density Residential (Page 3)
Proposed:
Higher density residential redevelopment within or on the periphery of the Sugar House Business District is desirable. Examples of zoning districts that can be used to implement this density are C-SHBD, RO, RMF-35, and RMF-45 MU-6, MU-8, MU-11 and MU-15.
The Town Center Scale Mixed Use area (Page 5)
Proposed:
The Town Center orients around the Sugar House Monument Plaza and creates a strong urban
center to the district with businesses oriented directly to the street. Uses include retail,
commercial, and office uses with a broad mix of small and large tenants. Office development
offers a business-like atmosphere with a variety of office configurations, as well as convenient
amenities and comfortable outdoor gathering spaces shaped by building placement. The Town
Center scale focuses around a transit/pedestrian oriented commercial/retail with a strong street
presence; wide sidewalks, street furnishings, lighting and landscaping or a delineated and
developed open space system of the same character. The street level businesses are commercial
and retail in nature, while the upper levels can be either residential or office depending on
compatibility of the adjacent uses. Town Center Scale Mixed Use occurs primarily in the core
area of the Business District surrounded by the Neighborhood Scale Mixed Use. The Town
Center Scale Mixed Use area is an appropriate location for higher densities and/or higher intense
uses than what is found in the Neighborhood Scale Mixed Use area. Development projects that
incorporate sustainable building methods, increasing housing opportunity in Sugar House and
provide a community benefit are encouraged in this area.
Business District Land Use Designation Guidelines:
Town Center Scale Mixed Use (Page 16)
The Town Center orients around the Sugar House Monument Plaza and creates a strong urban center to the district with businesses oriented directly to the street. Maintenance of the existing setbacks in this area is essential to the character of a Town Center.
September 11, 2024 29 PLNPCM2023-00960 & PLNPCM2023-00961
Mixed-use development including a residential component, typically characterized by either residential/ office or residential/retail land use, receives an increased height bonus are eligible for zoning districts with increased heights. Other mixed use development such as retail/office or retail/commercial is allowed in this area, but is not eligible for a height bonus additional height.
Policies • The first floor of buildings along 2100 South, Highland Drive, 700 East, 900 East and1300 East, which form the pedestrian environment, should be occupied by retail
establishments and restaurants having exterior fenestration details, such as windows,
doorways and signage that provide visual interest and a sense of safety for pedestrians.• Strive to provide multiple functional public entrances, or doors along the street front.These guidelines also apply to sides of buildings that border side streets and pedestrianroutes.
• Individual businesses should be accessed by doors opening onto the street and at street
level.• In general all new buildings should be built to the sidewalk, however, if a setback is used,it should be developed as plaza or pedestrian space that orients to the street or to theSugar House Monument Plaza. Otherwise, there should be no setback.
• Building setbacks in the retail core should be an extension of the sidewalk. Setbacks, if
used for public open space may be allowed through discretionary review. Appropriatetreatment within this urban space includes arcades, brick paving, planter boxes, entrancepromenades, plazas, outdoor dining, etc. Plaza spaces should be shaped by thesurrounding buildings and developed with landscaping, street furniture and public art.
They can be used for formal events, temporary events (i.e., book sale), and for special
displays. They also can provide a shaded place for a pedestrian to rest. Resurfaced waterfeatures should be explored as part of plaza development.•Building height shall be limited outside the Sugar House Business District. , withaAppropriate step-backs should be incorporated into the design to avoid completely
shading pedestrian areas along the north side of 2100 South and the Hidden Hollow
Nature Preserve on a winter solstice day.
We are appreciative of the thorough review of the proposed Master Plan Amendments and
proposed zoning code. We are confident that the proposals will aid in the creation of a
development that not only promotes Salt Lake City’s citywide initiatives but will also preserve
and promote the character of the Sugar House Business District. We look forward to working
with the Planning Commission and City Council through the process.
September 11, 2024 30 PLNPCM2023-00960 & PLNPCM2023-00961
Sincerely, SNELL & WILMER
Jason Boal, AICP
Cc: Amanda Roman, amanda.roman@slcgov.com
HBV SLC, LLC
Attachments:
Attachment A: November 22, 2023, Submittal Letter
Attachment B: July 10, 2024, Response to Master Plan Comments
September 11, 2024 31 PLNPCM2023-00960 & PLNPCM2023-00961
November 22, 2023
Salt Lake Planning Commission 451 South State Street Salt Lake City, UT 84111
Re: Petition for General Plan Amendment for the Sugar House Property located at 1095 E 2100 S
On behalf of HBV SLC, LLC, the owner of the parcel located at 1095 E 2100 S, which is also known as parcel # 16-202-02-0080000, in Salt Lake City, as shown in Exhibit A, we submit this petition for a General Plan Amendment. The purpose of this amendment is to supplement
the Sugar House Community Master Plan1 (“Master Plan”) to include provisions that promote sustainable development. This petition is being submitted to the Planning Commission pursuant to your authority identified in Salt Lake City Code § 21A.06.020.
The Master Plan, which was adopted in November 2001 and updated in December 2005, identifies the scope and goals for the plan, including:
•Policies to help protect the stable, well-kept residential neighborhoods ofSugar House;
•Programs that support neighborhoods with infrastructure, parks, trails,
convenient commercial services, and housing improvements to sustain the
quality of life in the neighborhoods;
•A reiteration of a direction for the Sugar House Business District thatpromotes a vibrant character compatible with the historical character of the
area, and directs new development to create the synergy necessary to support
a light rail station, encouraging “pedestrian-first” development;
•A renewed commitment to a mixed land use strategy in the Business Districtthrough incentives for residential development;
•Policies that support the maintenance and enhancement of recreational andnatural resources such as parks, open space and trails;
1 Sugar House Community Master Plan (SHCMP) - https://www.slcdocs.com/Planning/MasterPlansMaps/SHMP.pdf
Attachment A: November 22, 2023 General Plan Amendment Letter
September 11, 2024 32 PLNPCM2023-00960 & PLNPCM2023-00961
•An integrated program for mobility throughout the community with acommitment toward optimizing the pedestrian experience and alternatives toautomobile travel, particularly in the Sugar House Business District, which is
a necessary element of a viable commercial center;
•Policies that support the preservation of neighborhood character as well ashistoric and natural resources; and
•Implementation strategies for accomplishing the goals and policies of this
master plan.
Since the Master Plan was adopted, Salt Lake City has put substantial effort into creating and adopting plans, policies and procedures that focus on “a holistic approach for Salt Lake City government, businesses and households to reduce carbon pollution and build resiliency to
impacts and vulnerabilities in a warming world”2.
At this time, we have a unique opportunity to unite these two plans through a project that will showcase Salt Lake City’s forward thinking vision regarding land use and sustainable building practices. To accomplish this project, we are seeking a comprehensive review and update to the guiding principles and approval tools. Accompanying this petition is a: i) zoning
text amendment, ii) rezone petition, and iii) community benefit proposal.
Sugar House Community Master Plan
The current Master Plan supports and promotes the vision for sustainable development in the Sugar House Business District. The Sugar House Development Objectives identify the following priorities3:
• Develop the Sugar House Community to be a sustainable, attractive,
harmonious and pedestrian oriented community• Provide a mix of housing types, densities, and costs to allow residents towork and live in the same community. Locate higher density housing on ornear public transportation routes to afford residents the ability to reduce their
reliance on the automobile.
• Provide the needed infrastructure improvements through public, as well aspublic/private partnerships.• Encourage new development that substantially strengthens and unifies theSugar House Business District focused at the Sugar House Plaza Monument at
2100 South and 1100 East
•Direct a mixed-land use development pattern within the Sugar House BusinessDistrict to include medium- and high-density housing and necessaryneighborhood amenities and facilities. These developments will be compatibly
2 Climate Positive 2040 - https://www.slcdocs.com/slcgreen/CP0320.pdf 3 SHCMP, pg. 2
September 11, 2024 33 PLNPCM2023-00960 & PLNPCM2023-00961
arranged, taking full advantage of future transit stations, Sugar House Park, Fairmont Park, and the proximity to the retail core. • Encourage increased intensity, greater diversity of land use, and locally owned
businesses in the Sugar House Business District.
This petition proposes to include an additional policy that states:
•Ensure development in the Sugar House Business District supports the City’svision of reducing pollution and increasing resiliency through the use ofappropriate zoning regulations and public/private agreements, such as
community benefit agreements.
Additionally, we would propose the following addition to the Business District Goals and Objectives4:
• Promote sustainable development in Sugar House Business District. It may benecessary to utilize new land use regulations in order to ensure the Sugar
House Business District is at the forefront of sustainable development.
The Town Center Scale Mixed Use area is described as5:
The Town Center orients around the Sugar House Monument Plaza and creates a strong urban center to the district with businesses oriented directly to the street. Uses include retail, commercial, and office uses with a broad mix of small and
large tenants. Office development offers a business-like atmosphere with a variety of office configurations, as well as convenient amenities and comfortable outdoor gathering spaces shaped by building placement. The Town Center scale focuses around a transit/pedestrian oriented commercial/retail with a strong street presence; wide sidewalks, street furnishings, lighting and landscaping or a
delineated and developed open space system of the same character. The street
level businesses are commercial and retail in nature, while the upper levels can be either residential or office depending on compatibility of the adjacent uses. Town Center Scale Mixed Use occurs primarily in the core area of the Business District surrounded by the Neighborhood Scale Mixed Use.
We would propose the following text to this description:
The Town Center Scale Mixed Use area is an appropriate location for higher densities and/or higher intense uses than what is found in the surrounding areas. Development projects that incorporate sustainable/green building methods and a
4 SHCMP, pg. 4 5 SHCMP, pg. 5
September 11, 2024 34 PLNPCM2023-00960 & PLNPCM2023-00961
community benefit are encouraged in this area, and new land use regulations may be adopted to promote sustainable/green building methods in this area.
The Business District Land Use Designation Guidelines that focus on Town Center Scale
Mixed Use areas make it clear that additional height for buildings is appropriate in the Town
Center area. Specifically, mixed-use development including a residential component, typically characterized by either residential/ office or residential/retail land use, may receive an increased height bonus.6
We would encourage additional language that clarifies that sustainable mixed-use
development is eligible for increased height bonuses:
Mixed-use developments that include: i) a residential component, typically characterized by either residential/ office or residential/retail land use, and ii) sustainable building practices, memorialized through a community benefit agreement, shall be eligible to receive an increased height bonus.
We are excited for the opportunity to work with Salt Lake City in implementing many of their currently adopted city-based policies into private development. We look forward to the wholistic review process we are initiating with these applications. We also look forward to a work session where we can discuss in detail this proposal, hear your feedback/input on this petition, and answer any questions you might have.
Snell & Wilmer
Jason Boal, AICP
CC HBV SLC, LLC
6 SHCMP, pg. 16
September 11, 2024 35 PLNPCM2023-00960 & PLNPCM2023-00961
Attachment B: Sugar House Community Master PIan Additional Review
fo r petition- PLNP CM2023-00960
Pg 2. The goals for creating and sustaining quality residential neighborhoods in Sugar
House include:...
Strengthen and support existing neighborhoods by:. Considering appropriate adjacent land uses;. Identifring needed capital improvements; and. Supporting character preservation through new regulations and design
guidelines.
o
a
o Design new developments with the following in mind:. Creating more affordable housing;. Locating transit and park facilities near residences;. Creating useable connections to existing and future pedestrian and bike
path systems; and. Addressing the scale and positive architectural attributes of adjacent
housing.
o Provide a diversity of housing types, sizes, and prices in the community as a
whole.
The proposed MU-15 subdistrict, applied to the Property will create a housing
product in Sugarhouse that is appropriate with neighboring land uses (there are no
residential uses adjacent to the Property), the project will financially support the capital
improvements being made in the Sugarhouse area, will support the existing character of
the Sugarhouse area, the residential units will be located in proximity to the S-Line
transit stop (1,500 ft), and will provide a product with positive architectural attributes that
are in harmony with the Sugarhouse area.
Pg. 2 The Sugar House Business District is a preferred location for Medium-High
Density housing in order to increase the 24-hour population of this commercial area.
Although Medium-High Density is not a prevalent land use in Sugar House, it is
appropriate that the community have some higher density housing. The density range for
this land use category is from twenty to fifty (20-50) dwelling units per net acre.
The proposed MU-15 subdistrict applied to the Property will support a higher
density range, which will increas e the 24-hour population of the commercial area. As
noted, the higher density areas are not prevalent in Sugarhouse, they are appropriate.
Pg 3. The development objective for new Medium-High Density projects is to locate and
design the new projects so that land use conflicts with surrounding single-family housing
or other uses are minimized. These multiple- family housing developments need to
provide open space amenities, adequate off-street parking, appropriate building scale and
a
September 11, 2024 36 PLNPCM2023-00960 & PLNPCM2023-00961
a
a
a
a
mass, and adequate access to transit... Higher density residential redevelopment within or
on the periphery of the Sugar House Business District is desirable. Examples of zoning
districts that can be used to implement this density are C-SHBD, RO, RMF-350 and
RMF.45.
The identified zones in the General Plan are being phased out. The proposed MU-
15 subdistrict will support higher density residential redevelopment, which is identified as
a desire in this location by the Master Plan.
Building Architecture & Siting
Pg.23 Relate the mass and height of new buildings to the historical scale of Sugar House
development to avoid an overwhelming or dominating appearance in new construction.
The proposed MU-15 subdistrict is a form-based zoning district, which will
ensure the form of the building is appropriate in the Sugarhouse core area.
Pg.23 Ensure that features of building design such as color, detail, materials, and scale
are responsive to district character, neighboring buildings, and the pedestrian.
The proposed MU-15 subdistrict supports the city's commitment to quality
design. The design review process will be required for proposed development of the site,
if the development exceeds 120'.
Pg.23 Design new construction to complement and enhance the character of adjacent
older buildings having architectural merit through appropriate scale, massing, rhythm,
and materials.
The proposed MU-15 subdistrict supports the city's commitment to quality
design. As design review process will be required for proposed development of the site
for projects over 120' extra attention to the character of a proposed building will be under
the purview of the city.
Pg.23 Orient large buildings to minimize shadows falling on public open spaces. The
height and mass of tall, closely packed buildings should be shaped to permit sunlight to
reach open spaces.
The application of the MU-15 subdistrict to this site will ensure that public open
are protected from shadows. The public open spaces are generally located to the south
and southeast of the Property.
P9.23 Require large buildings and groups of buildings to maximize public views of the
city's mountain backdrop. In larger projects, view corridors are needed to maintain a
sense of living adjacent to the Wasatch Mountains.
a
September 11, 2024 37 PLNPCM2023-00960 & PLNPCM2023-00961
a
The application of the MU-l5 subdistrict to the Property will ensure that
Sugarhouse's commercial core continues to be the node where larger buildings are
permitted. This ensures that views are protected.
Pg.23 Require the massing and scale of structures to be compatible with sunounding
uses.
The application of the MU-l5 subdistrict to the Property ensures that buildings
with a mass that is larger than what is currently there will be located in an area where
larger buildings are compatible and appropriate. The Property is in the core of the
Sugarhouse commercial district and not adjacent to surrounding residential areas.
If you have any questions, please feel free to call Jason Boal at 801.257.1917
September 11, 2024 38 PLNPCM2023-00960 & PLNPCM2023-00961
2. Proposed MU-15
Zoning District
21A.22.010 ZONING DISTRICTS:
In order to carry out the purposes of this title, Salt Lake City is divided into the following zoning
districts:
Section Reference District Name
A. Residential Districts:
21A.24.020 FR-1/43,560 Foothills Estate Residential District
21A.24.030 FR-2/21,780 Foothills Residential District
21A.24.040 FR-3/12,000 Foothills Residential District
21A.24.050 R-1/12,000 Single-Family Residential District
21A.24.060 R-1/7,000 Single-Family Residential District
21A.24.070 R-1/5,000 Single-Family Residential District
21A.24.080 SR-1 and SR-1A Special Development Pattern Residential District
21A.24.090 SR-2 (Reserved)
21A.24.100 SR-3 Special Development Pattern Residential District
21A.24.110 R-2 Single- and Two-Family Residential District
21A.24.120 RMF-30 Low Density Multi-Family Residential District
21A.24.130 RMF-35 Moderate Density Multi-Family Residential District
21A.24.140 RMF-45 Moderate/High Density Multi-Family Residential District
21A.24.150 RMF-75 High Density Multi-Family Residential District
21A.24.160 RB Residential/Business District
21A.24.164 R-MU-35 Residential/Mixed Use District
21A.24.168 R-MU-45 Residential/Mixed Use District
21A.24.170 R-MU Residential/Mixed Use District
21A.24.180 RO Residential/Office District
B. Form Based Mixed Use Districts:
21A.25.060 MU-8 Form Based Mixed Use 8 Subdistrict
21A.25.090 MU-15 Form Based Mixed Use 15 Subdistrict
C. Commercial Districts:
21A.26.020 CN Neighborhood Commercial District
21A.26.025 SNB Small Neighborhood Business District
21A.26.030 CB Community Business District
21A.26.040 CS Community Shopping District
21A.26.050 CC Corridor Commercial District
21A.26.060 CSHBD Sugar House Business District
September 11, 2024 40 PLNPCM2023-00960 & PLNPCM2023-00961
21A.26.070 CG General Commercial District
21A.26.078 TSA Transit Station Area District
D. Form Based Districts:
21A.27.040 FB-SC and FB-SE Form Based Special Purpose Corridor District
21A.27.050 FB-UN1 and FB-UN2 Form Based Urban Neighborhood District
21A.27.060 FB-MU Form Based Mixed Use District
E. Manufacturing Districts:
21A.28.020 M-1 Light Manufacturing District
21A.28.030 M-2 Heavy Manufacturing District
F. Downtown Districts And Gateway Districts:
Downtown Districts:
21A.30.020 D-1 Central Business District
21A.30.030 D-2 Downtown Support District
21A.30.040 D-3 Downtown Warehouse/Residential District
21A.30.045 D-4 Downtown Secondary Central Business District
Gateway Districts:
21A.31.020 G-MU Gateway-Mixed Use District
G. Special Purpose Districts:
21A.32.020 RP Research Park District
21A.32.030 BP Business Park District
21A.32.040 FP Foothills Protection District
21A.32.050 AG Agricultural District
21A.32.052 AG-2 Agricultural District
21A.32.054 AG-5 Agricultural District
21A.32.056 AG-20 Agricultural District
21A.32.060 A Airport District
21A.32.070 PL Public Lands District
21A.32.075 PL-2 Public Lands District
21A.32.080 I Institutional District
21A.32.090 UI Urban Institutional District
21A.32.100 OS Open Space District
21A.32.105 NOS Natural Open Space District
21A.32.110 MH Mobile Home Park District
21A.32.120 EI Extractive Industries District
21A.32.130 MU Mixed Use District
September 11, 2024 41 PLNPCM2023-00960 & PLNPCM2023-00961
NOTICE OF PUBLIC HEARING The Salt Lake City Council is considering Petitions PLNPCM2023-00960 (General Plan Amendment) and PLNPCM2023-00961 (Zoning Text/Map Amendment). Salt Lake City has
received these amendment requests from Snell & Wilmer, representing the property owner
(Harbor Bay Ventures) of 1095 E 2100 S. The applicant is proposing to create a new zoning district, the MU-15 (Form Based Mixed-Use 15 Subdistrict) that would apply to the property at 1095 E 2100 S and to amend the Sugar House Master Plan to support the proposed rezone. The project is located within Council District 7, represented by Sarah Young.
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 PLNPCM2023-00960 / PLNPCM2023-00961. 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.
H. Overlay Districts:
21A.34.020 H Historic Preservation Overlay District
21A.34.030 T Transitional Overlay District
21A.34.040 AFPP Airport Flight Path Protection Overlay District
21A.34.050 LC Lowland Conservancy Overlay District
21A.34.060 Groundwater Source Protection Overlay District
21A.34.070 LO Landfill Overlay District
21A.34.080 CHPA Capitol Hill Protective Area Overlay District
21A.34.090 SSSC South State Street Corridor Overlay District
21A.34.100 M-1H Light Manufacturing Height Overlay District
21A.34.110 DMSC Downtown Main Street Core Overlay District
21A.34.120 YCI Yalecrest Compatible Infill Overlay District
21A.34.130 RCO Riparian Corridor Overlay District
21A.34.140 Northwest Quadrant Overlay District
21A.34.150 IP Inland Port Overlay District
I. Character Conservation Districts:
21A.35.010 Purpose
September 11, 2024 42 PLNPCM2023-00960 & PLNPCM2023-00961
CHAPTER 21A.25 FORM BASED MIXED USE DISTRICT
21A.25.090 MU-15 FORM BASED MIXED USE 15 SUBDISTRICT
A. Purpose: the purpose of the MU-15 Form Based Mixed Use 15 zoning subdistrict is to
implement the city’s general plan in areas that identify higher density and where mid-rise to
limited high-rise buildings, generally fifteen stories or less in height are appropriate. The district is intended to contain a mix of land uses that support people who choose to live in or near the subdistrict.
B. Building form standards for each allowed building form and other associated regulations for
the MU-15 subdistrict are listed in the below tables of this section.
1. Multi-Family Residential, Storefront, and Vertical Mixed-Use Building Form Standards:
a. Ground floor residential uses are prohibited on the following streets:
i. 1300 South ii. West Temple iii. Main Street
TABLE 21A.25.090.B.2
Building Regulation Regulation for Building Forms:
Multi-family Residential/Storefront/Vertical Mixed Use
H Height
Maximum height of 155’. All heights measured from established grade.
Buildings in excess of 75’ require design review in accordance with
Chapter 21A.59. Rooftop decks and associated railing/parapet are allowed on any roof, including roofs at the maximum allowed height.
GH Ground Floor Height Minimum ground floor height 14’. This requirement shall precede the ground floor height requirements established in Subsection
21A.37.050.A.1.
a Front and Corner Side Yard Setback
Minimum: 0'. Maximum 10’ but may be increased if the additional setback is used for plazas, courtyards, or outdoor dining areas unless a greater setback is required due to existing utility easements in which case the maximum setback shall be at the edge of the easement. May be
modified through Design Review process (Chapter 21A.59).
B Required Build-To Minimum of 50% of street facing facade shall be built within 10’ of the front or corner side property line. May be modified through Design Review process (Chapter 21A.59).
S Interior Side Yard
No minimum required, except when an interior side yard is abutting a
zoning district that has a maximum permitted building height of 30’ or less, then the minimum shall be 10’. For the purpose of this regulation, an alley that is a minimum of 10’ in width that separates a subject property from a different zoning district shall not be considered abutting.
September 11, 2024 43 PLNPCM2023-00960 & PLNPCM2023-00961
R Rear Yard
No minimum required, except when a rear yard is abutting a zoning district with a maximum permitted building height of 45’ or less, then the
minimum is 20’. For the purpose of this regulation, an alley that is a
minimum of 10’ in width that separates a subject property from a different zoning district shall not be considered abutting.
GU Ground Floor Use
The required ground floor use space facing the street shall be limited to the following uses: retail goods establishments, retail service
establishments, public service portions of businesses, restaurants,
taverns/brewpubs, bar establishments, art galleries, theaters, or performing art facilities. May be modified through Design Review process (Chapter 21A.59).
E
Ground Floor
Dwelling Entrances
Ground floor dwelling units abutting a street must have an allowed entry
feature. See 21A.37.050.D for allowed entry features. Pedestrian
connections, as per Subsection 21A.37.050.D are required to each required entry feature.
U Upper Level Stepback
When abutting a lot in a zoning district with a maximum building height of 30’ or less, the first full floor of the building above 30’ shall step back
10’ from the building facade at finished grade along the side or rear yard
that is abutting the lot in the applicable zoning district. This regulation does not apply when a lot in a different zoning district is separated from the subject parcel by a street or alley. See 21A.37 for additional requirements.
MW Midblock Walkway
If a midblock walkway is shown in an adopted city plan on the subject
property, a midblock walkway shall be provided. The midblock walkway must be a minimum of 10’ wide and include a minimum 6’ wide unobstructed path.
BF Building Forms Per
Lot
Multiple buildings may be built on a single lot provided all of the
buildings have frontage on a street. All buildings shall comply with all applicable standards.
OS Open Space Area
A minimum of 20% of the lot area shall be open space area subject to all
other open space area requirements of Subsection 21A.36 “Open Space Area.” A minimum of 20% of the required open space area shall include vegetation.
LB Loading Bay Maximum of one (1) loading bay on a front façade per street face, subject to all dimensional requirements in Section 21A.44.070 . Loading bay entry width limited to 14' and must be screened by garage door. One loading bay driveway is allowed in addition to any other driveway
allowances.
DS Design Standards See Chapter 21A.37 for other applicable building configuration and design standards
SUS Sustainability Renewable Construction Methods: The building’s superstructure must consist of mass timber and/or another renewable material that structurally
supports 50% or greater of the approved building height . The selected
materials must reduce the Construction (Upfront) Embodied Carbon by 60% or greater. This must be verified through a preliminary and final Whole Building Life Cycle Assessment (WBLCA). The preliminary WBLCA, documenting the reduction of the Embodied Carbon, must be
September 11, 2024 44 PLNPCM2023-00960 & PLNPCM2023-00961
submitted by the Owner to the City prior to issuance of any building permits. Upon completion of construction and prior to the City issuing a Certificate of Occupancy, the Owner must submit a WBLCA to the City that verifies the reduction in Embodied Carbon.
C. Open Space Area Requirements: When the building forms allowed in this subdistrict
require an open space area, the open space area shall comply with the following
standards: 1. Open Space Area: A minimum of 20% of the lot area shall be open space area. Open space area may include landscaped yards, patio, dining areas, common balconies, rooftop gardens, and other similar outdoor living spaces. Private balconies shall not be counted toward the minimum open space area requirement.
Required parking lot landscaping or perimeter parking lot landscaping shall also not count toward the minimum open space area requirement. 2. At least one open space area shall include a minimum dimension of at least 15’ by 15’. 3. Trees shall be included at a rate where the mature spread of the tree will cover at
least 50% of the open space area.
4. Open space areas that are greater than 500 square feet must contain at least one
useable element, accessible to all building occupants, from the following list.
a. A bench for every 250 square feet of open space area;
b. A table for outdoor eating for every 500 square feet of open space area;
c. An outdoor amenity. This is defined as an amenity that intends to provide outdoor recreation and leisure opportunities including, but not limited to, walking paths, playgrounds, seating areas, gardens, sport court or similar amenity intended to promote outdoor activity; and/or
d. Landscaping that equals at least 33% of the landscaped area.
September 11, 2024 45 PLNPCM2023-00960 & PLNPCM2023-00961
D. Parking Regulations: Specific parking standards applicable to this subdistrict are listed below in Table 21A.25.090.D of this section. These are in addition to any other applicable parking
standards in 21A.44 Off-Street Parking, Mobility, and Loading.
TABLE 21A.25.090.D Parking Regulation Applicability: Applies to all properties in the zone
SP Surface Parking
Location
Surface parking shall be located behind or to the side of a principal building provided:
1. The parking is set back a minimum of 25’ from the front or corner side property line; and 2. The setback area shall be considered a landscaped yard and comply with the
landscape yard planting requirements in Chapter 21A.48 and include: a. Trees with a minimum mature spread of 20’ planted at one tree for every 20’ of street frontage; and b. A 3’ tall solid wall or fence at the property line along the street. A hedge or other similar landscaped screen may be used in place of a wall or fence
provided the plants are spaced no further than 18 inches on center across the entire frontage.
GE Garage
Entrances
Street facing parking garage entrance doors shall have a minimum 20’ setback
from the front property line and shall not exceed 50% of the first floor building width. One-way garage entry may not exceed 14’ in width; multiway garage entry may not exceed 26’ in width.
VA Vehicle Access One (1) driveway is allowed per street frontage. Driveways required to meet fire
code are exempt from this limitation.
LS Loading and Service Areas Allowed behind or to the side of a principal building only. All service areas shall be screened or located within the building.
EB Existing Buildings The reuse of existing buildings is exempt from the requirements of this table unless new parking area(s) are being added. New parking areas are subject to compliance with this subsection.
E. Streetscape Regulations: Specific streetscape regulations applicable to the MU-15 subdistrict are listed below in Table 21A.25.090.E of this section. These regulations are in addition to any other applicable streetscape standards in Title 21A.
TABLE 21A.25.090.E
Streetscape Regulation Applicability: Applies to all properties in the zone
September 11, 2024 46 PLNPCM2023-00960 & PLNPCM2023-00961
SW Sidewalk Width Sidewalks shall have a minimum width of 12’. Additional sidewalk width shall be installed by the developer so there is a minimum sidewalk width of 12'. This applies to new buildings and to additions
that increase the gross building square footage by more than 50%. This
standard does not require removal of existing street trees, buildings, or portions thereof. For purposes of this section, sidewalk width is measured from the back of the park strip or required street tree if no park strip is provided, toward the abutting property line.
SL Street Lights Street lights are required and shall be installed in compliance with
the city’s Street Lighting Master Plan and Policy or its successor.
F. Uses Not Associated with Building Form: Allowed uses that do not involve construction of
a building, such as parks and open space, are not required to comply with any specific building form regulation. G. Additional Regulations: The following regulations apply to properties located in this
subdistrict.
1. 21A.33 Land Use Tables 2. 21A.36 General Provisions 3. 21A.37 Design Standards
4. 21A.38 Nonconforming Uses and Noncomplying Structures
5. 21A.40 Accessory Uses, Buildings, and Structures 6. 21A.42 Temporary Uses 7. 21A.44 Off Street Parking, Mobility, and Loading 8. 21A.46 Signs
9. 21A.48 Landscaping and Buffers.
September 11, 2024 47 PLNPCM2023-00960 & PLNPCM2023-00961
21A.33 Land Use Tables
21A.33.025: TABLE OF PERMITTED AND CONDITIONAL USES FOR FORM BASED MIXED USE DISTRICTS 21A.33.025: TABLE OF PERMITTED AND CONDITIONAL USES FOR FORM BASED MIXED USE DISTRICTS
Legend: C = Conditional P = Permitted
Use Permitted and Conditional
Uses By District
MU-8 MU-15
Accessory use, except those that are otherwise specifically regulated elsewhere in this title P P
Affordable Housing Incentives Development P P
Alcohol:
Bar establishment
(indoor)
P P
Bar establishment (outdoor) P P
Brewpub (indoor) P1 P1
Brewpub (outdoor) P1 P1
Tavern (indoor) P1 P1
Tavern (outdoor) C1 C1
Amphitheater formal P P
Amphitheater informal P P
Animal, veterinary office P P
Antenna, communication tower P P
Antenna, communication tower, exceeding the maximum building height C C
Art gallery P P
Artisan food production P 2,3 P 2,3
Bed and breakfast P P
Bed and breakfast inn P P
Bed and breakfast manor P P
Bio-medical facility P 3,4 P 3,4 Bus line station/terminal P5 P5
Clinic (medical, dental) P P
Commercial food preparation P3 P3
Community garden P P
Community recreation center P P
Crematorium P P
Daycare
center, adult P P
September 11, 2024 48 PLNPCM2023-00960 & PLNPCM2023-00961
center, child P P
nonregistered home daycare P6 P6
registered home daycare or preschool P6 P6
Dwelling:
Accessory Unit P P
Artists’ loft/studio P P
Assisted living facility (large) P P
Assisted living facility (limited capacity) P P
Assisted living facility
(small)
P P
Congregate care facility
(large)
P P
Congregate care facility
(small)
P P
Group home (large) P P
Group home (small) P P
Multi-family P P
Residential support
(large)
P P
Residential support (small) P P
Shared Housing P P
Single-family attached P P11
Exhibition hall
Farmers’ market P P
Financial institution P P
Funeral home P P
Gas station
Government facility C C
Government facility requiring special design features for security purposes P5 P5
Health and fitness facility P P
Heliport, accessory
Home occupation P7 P7
Hotel/motel P P
Industrial assembly C3 C3
Laboratory, medical related P3 P3 Library P P
Mixed use development P P
September 11, 2024 49 PLNPCM2023-00960 & PLNPCM2023-00961
Mobile food business (operation in the public right of way) P P
Mobile food business (operation on private property) P P
Mobile food court P P Municipal services uses including city utility uses and police and fire stations P P
Museum P P
Office P P
Office, publishing company P P
Open space on lots less than 4 acres in size P5 P5
Park P P
Parking
Commercial C8 C8
Off site P8 P8
Performing arts production facility P P
Place of worship P9 P9 Plaza P P
Radio, television station P P
Railroad, passenger station P P Reception center P P
Recreation (indoor) P P
Recreation (outdoor) P P
Research and development facility P3 P3
Restaurant P P
Restaurant with drive-through facility
Retail goods establishment P P Retail service establishment P P
Retail service establishment, upholstery shop P P
Sales and display (outdoor) P P School:
College or university P P
K - 12 private P P
K - 12 public P P
Music conservatory P P
Professional and
vocational
P P
Seminary and religious
institute
P P
Small brewery P P Social service mission and charity dining hall C C
Stadium P P
Storage, self
Studio, art P P
Technology facility P3 P3
September 11, 2024 50 PLNPCM2023-00960 & PLNPCM2023-00961
Theater, live performance P P
Theater, movie P P
Utility, buildings or structure P10 P10
Utility, transmission wire, line, pipe or pole P10 P10
Vending cart, private property P P
Vending cart, public property P P Warehouse
Warehouse, accessory P P
Wireless telecommunications facility (see Section 21A.40.090, Table 21A.40.090.E
of this title)
Qualifying provisions:
1. Subject to conformance with the provisions of section 21A.36.300, "Alcohol Related Establishments", of this title. 2. Must contain retail component for on-site food sales. 3. Consult the water use and/or consumption limitations of Subsection 21A.33.010.D.1.
4. Prohibited within 1/2 mile of a residential use if the facility produces hazardous or
radioactive waste as defined by the Utah Department of Environmental Quality administrative rules. 5. Subject to conformance with the provisions of chapter 21A.59, "Design Review", of this title. 6. Subject to Section 21A.36.130 of this title.
7. Subject to Section 21A.36.030 of this title.
8. Parking lots, garages or parking structures, proposed as the only principal use on a property that has frontage on a public street that would result in a building demolition are prohibited subject to the provisions of Subsection 21A.30.010.F.3. 9. If a place of worship is proposed to be located within 600 feet of a tavern, bar
establishment, or brewpub, the place of worship must submit a written waiver of spacing
requirement as a condition of approval. 10. Subject to conformance to the provisions in subsection 21A.02.050B of this title. 11. In conformance with 21A.25.090.B.
Section 21A.34.090 Specific District Regulations: Overlay Districts
G. Exemptions: The MU-8 and MU-15 Form Based Mixed Use 8 Subdistrict, and FB-UN2 Form Based Urban Neighborhood 2 Subdistrict are exempt from the requirements in this Section.
September 11, 2024 51 PLNPCM2023-00960 & PLNPCM2023-00961
21A.36.020: CONFORMANCE WITH LOT AND BULK CONTROLS:
TABLE 21A.36.020C
HEIGHT EXCEPTIONS
Type Extent Above Maximum Building Height Allowed By the District Applicable Districts
Chimney As required by local, State or Federal regulations All zoning districts
Church steeples or spires No limit All zoning districts
Elevator/stairway tower or
bulkhead
16 feet All Commercial,
Manufacturing, Downtown, FB-UN2, FB-MU11, MU-8, MU-15, RO, R-MU, RMF-45,
RMF-75, RP, BP, I, UI, A, PL and PL-2 Districts Flagpole Maximum height of the zoning district in which the flagpole is located or 60 feet,
whichever is less. Conditional use approval is required for additional height
All zoning districts
Light poles for sport fields such as ballparks, stadiums, soccer fields, golf driving ranges, and similar uses1
Maximum height of the zoning district or 90 feet whichever is greater. Special exception approval is required for any further additional height or if the lights are located closer than 30 feet from adjacent residential structures
All zoning districts that allow sport field activities and stadiums excluding parks less than 4 acres in size
Mechanical equipment parapet
wall
5 feet All zoning districts, other
than the FP, FR-1, FR-2, FR-3, and Open Space Districts
September 11, 2024 52 PLNPCM2023-00960 & PLNPCM2023-00961
21A.37.050: DESIGN STANDARDS DEFINED:
T. Renewable Construction Methods: The building’s superstructure must consist of mass timber
and/or another renewable material that structurally supports 50% or greater of the approved building height . The selected materials must reduce the Construction (Upfront) Embodied Carbon by 60% or greater. This must be verified through a preliminary and final Whole Building Life Cycle Assessment (WBLCA). The preliminary WBLCA, documenting the reduction of the
Embodied Carbon, must be submitted by the Owner to the City prior to issuance of any building
permits. Upon completion of construction and prior to the City issuing a Certificate of Occupancy, the Owner must submit a WBLCA to the City that verifies the reduction in Embodied Carbon.
21A.37.050.A.1.b. Design Standards: Design Standards Defined: Ground Floor Use and Visual Interest: Ground Floor Use Only b. The MU-8 (Form Based Mixed Use 8 Subdistrict), MU-15 (Form Based Mixed Use 15 Subdistrict), TSA (Transit Station Area), R-MU-35 (Residential Mixed-Use), R-MU-45 (Residential Mixed-Use), FB-UN2 (Form Based Urban Neighborhood), FB-MU11 (Form Based
Mixed Use 11 Subdistrict), FBUN-SC (Form Based Urban Neighborhood Special Corridor Core), FBUN-SE (Form Based Urban Neighborhood Special Corridor Edge), CSHBD (Sugar House Business District) are not subject to the 16' minimum floor to ceiling height required by this section. A zoning district that has a similar requirement, that requirement shall apply. Table 21A.37.060 G. Form Based Mixed Use Districts
Standard (Code Section) District District District
MU-8 FB-MU11 MU-15
Ground floor use (%) (21A.37.050.A.1) 803 753 803
Building materials: ground floor (%) (21A.37.050.B.3) 70 70 70
Building materials: upper floors (%) (21A.37.050.B.4) 50 70 70
Glass: ground floor (%) (21A.37.050.C.1) 601 601 601
Glass: upper floors (%) (21A.37.050.C.2) 15 15 15
Reflective Glass: ground floor (%) (21A.37.050.C.1) 0 0 0
Reflective Glass: upper floors (%) (21A.37.050.C.2) 0 0 0 Building entrances (feet) (21A.37.050.D) 40 75 75
Blank wall: maximum length (feet) (21A.37.050.E) 30 30 30
Street facing facade: maximum length (feet) (21A.37.050.F) 200 200 200 Upper floor stepback (feet) (21A.37.050.G.4) X X
Lighting: exterior (21A.37.050.H) X X X
Lighting: parking lot (21A.37.050.I) X X X
Screening of mechanical equipment (21A.37.050.J) X X X
Screening of service areas (21A.37.050.K.1) X2 X2 X2
Ground floor residential entrances for dwellings with
individual unit entries (21A.37.050.L)
X X X
September 11, 2024 53 PLNPCM2023-00960 & PLNPCM2023-00961
Parking garages or structures (21A.37.050.M) X X X
Tree canopy coverage (%) (21A.37.050.P.1) 66% 40 40
Minimum vegetation standards X X X
Street trees (21A.37.050.Q.2) X X X
Soil volume (21A.37.050.Q.3) X X
Minimize curb cuts (21A.37.050.P.5) X X X Overhead cover (21A.37.050.Q.5) X X X
Streetscape landscaping (21A.37.050.Q) X X X
Height transitions: angular plane for adjacent zone districts (21A.37.050.R) X X X
Horizontal articulation (21A.37.050.S) X X Renewable Construction Methods (21A.37.050.T) X
Notes:
a. This may be reduced to twenty percent (20%) if the ground floor is within one of the following building types: urban house, two-family, cottage, and row house; subject to the building type being allowed in the zone.
b. Except where specifically authorized by the zone.
c. For buildings facades that face a street that is wider than 66 ft. with street facing facades over 100' in length, a minimum of 30% of the façade length shall be an “active use” as defined in Subsection 21A.37.050.A.1. Except for the rowhouse building form, residential units shall not count as an “active use” toward the 30% minimum.
September 11, 2024 54 PLNPCM2023-00960 & PLNPCM2023-00961
Table 21A.44.040-A. Off Street Parking, Mobility and Loading: Required Off Street Parking: Minimum and Maximum Off Street Parking
TABLE 21A.44.040-A: MINIMUM AND MAXIMUM OFF STREET PARKING:
DU= dwelling unit sq. ft.= square feet
Land Use Minimum Parking Requirement
Minimum Parking Requirement Maximum Parking Allowed General Context General Context Urban Center Context
Transit Context
All zoning districts not listed in another context area
All zoning districts not listed in another context area
D-2, MU, TSA-T, CSHBD1, CSHBD2
D-1, D-3, D-4, G-MU, TSA-C, UI, FB-UN2, FB-MU11, FB- SC, R-MU, MU- 8, MU-15
Vehicle Stacking and Drive-Through Facilities: See Subsection 21A.44.040.A.6 Outdoor Sales/Display/Leasing/Auction Areas: See Subsection 21A.44.040.A.7
RESIDENTIAL USES
Household Living
Artists’ loft/studio 1.5 spaces per DU 1 spaces per DU 0.5 spaces per DU
No Minimum No Maximum
Manufactured home 2 spaces per DU
1 space per DU
No
Minimum
All Contexts: 4
spaces per
DU, not including recreational
vehicle
parking spaces
Mobile home
Single-family (attached)
Single-family (detached)
Single-family cottage development building form 1 space per DU
Twin home 2 spaces per DU 1 spaces per DU No Minimum Two-family
Multi-family
Studio and 1 bedrooms: 1
space per
DU, 2+ bedrooms 1.25 space per DU
Studio and 1
bedrooms:
1 space per DU, 2+ bedrooms
Studio: No minimum
1 bedroom:
0.5 space per Du 2+ bedrooms:
No
Minimum
All Contexts:
Studio & 1
Bedroom: 2 spaces per DU; 2+ bedrooms:
September 11, 2024 55 PLNPCM2023-00960 & PLNPCM2023-00961
1.25 space per DU
1 space per DU 3 spaces per DU
Group Living
Assisted living facility
1 space for
every 6 infirmary or nursing home beds; plus 1
space for
every 4 rooming units; plus 1 space for
every 3 DU;
See Table Note A
1 space for every
6
infirmary or nursing home beds; plus
1 space
for every 4 rooming units; plus 1 space
for every 3 DU; See Table Note A
1 space for every 8
infirmary
or nursing home beds; plus 1 space for
every 6
rooming units; plus 1 space for every 4
DU; See Table Note A
No
Minimum
No
Maximum Nursing care facility
Congregate Care Facility (large) 1 space for each family, plus 1 space
for every 4
individual bedrooms, plus 1 space for every 2
support staff
present
1 space for each family,
plus 1
space for every 4 individual bedrooms,
plus 1
space for every 2 support staff
present
No Minimum All Contexts: 1 space per
bedroom
plus 1 space for each support
staff
present
Congregate Care Facility (small) 3 spaces per facility and 1
space for every 2 support staff present
3 spaces per
facility and 1 space for every 2 support
staff present
No Minimum
Group home 1 space per 4
persons design
1 space
per 4 persons
1 space per
4 persons design
No Minimum
All
Contexts: 1 space per 3 Residential support
September 11, 2024 56 PLNPCM2023-00960 & PLNPCM2023-00961
capacity; See Table Note A design capacity; See Table Note A
capacity; See Table Note A
persons design capacity; See Table
Note A
Dormitory, fraternity, sorority 1 space per 2 persons
design
capacity
1 space per 2
persons
design capacity
1 space per 4 persons
design
capacity
No
Minimum
All Contexts: 1
space per 1
persons design capacity
Rooming (boarding) house 1 space per 2 guest rooms 1 space per 2 guest rooms
1 space per 4 guest rooms
No Minimum No Maximum
Shared housing 0.5 spaces per unit 0.5 spaces per unit 0.25 spaces per unit No Minimum No Maximum
Table Notes: A. Facilities that are (a) occupied by persons whose right to live together is protected by the federal Fair
Housing Act, and that (b) occupy a building originally constructed for another residential use shall have the same parking requirements as the residential use for which the building was constructed. B. Parking requirements to be determined by the transportation director based on considerations of factors such as estimated facility use, vehicle traffic to the facility, transit use to the facility, potential traffic congestion, and likelihood of overflow parking in surrounding neighborhoods.
September 11, 2024 57 PLNPCM2023-00960 & PLNPCM2023-00961
Land Use Minimum Parking Requirement Maximum Parking Allowed
General Context Neighborhood Center Context Urban Center
Context
Transit Context
All zoning districts not
listed in another context area
RB, SNB, CB, CN, R-MU-35,
R-MU-45, SR-3, FB-UN1, FB-SE, SSSC Overlay
D-2, MU, TSA-T,
CSHBD1, CSHBD2
D-1, D-3, D-4, G-MU, TSA-C,
UI, FB-UN2, FB-MU11, FB-SC, R-MU, MU- 8, MU-15
PUBLC, INSTITUTIONAL, AND CIVIC USES Community and Cultural Facilities
Art gallery 1 space per 1,000 sq. ft. 0.5 spaces per 1,000
sq. ft.
No Minimum All Contexts: 2
spaces per 1,000 sq. ft.
Studio, Art
Exhibition hall
Museum
Crematorium 2 spaces per 1,000 sq. ft.
1 space per 1,000
sq. ft.
No Minimum No Maximum Daycare center, adult
Daycare center, child
Homeless resource center
Library Community correctional facility 3 spaces per 1,000 sq. ft. 2.5 spaces per 1,000 sq. ft.
Community recreation center
Jail
Government facility 3 spaces per 1,000 sq. ft. of office
area
1 space
per 1,000
sq. ft. of office area
No Minimum
No
Maximum Social service mission and charity dining hall
Municipal service use, including city
utility use and police
and fire station
2 spaces per 1,000 sq. ft. of office area, plus 1 space per service
vehicle
1 space per 1,000
sq. ft. of
office area, plus 1 space per
service
vehicle
No Minimum No Maximum
Club/lodge No Minimum
September 11, 2024 58 PLNPCM2023-00960 & PLNPCM2023-00961
Meeting hall of membership organization
1 space per 6 seats in main assembly area
1 space per 8 seats in main assembly area
1 space per 10 seats in main
assembly
area
All Contexts: 1 space per 4 seats in
main
assembly area
Convent/monastery 1 space per 4
persons design capacity
1 space per 6
persons design capacity
1 space
per 8 persons design capacity
No Minimum No
Maximum
Funeral home 1 space per 4 seats in main assembly area
1 space per 5 seats in main assembly area
1 space per 6 seats in main
assembly area
No Minimum Urban Center and Transit
Contexts: 2 spaces per 4 seats in main assembly
areas Neighborhood Center and General Contexts:
No maximum
Place of worship 1 space per 6
seats or 1 space per 300 sq. ft., whichever is
less
1 space per 8
seats or 1 space per 400 sq. ft., whichever is
less
1 space
per 10 seats or 1 space per 500 sq. ft,
whichever
is less
No Minimum All
Contexts: 1 space per 3.5 seats or 1 space per
200 sq. ft.,
whichever is greater
Fairground See Table Note B No Maximum
Philanthropic use See Table Note B All
Contexts: 2 spaces per 1,000 sq. ft. of office,
plus 1 space
per 6 seats
September 11, 2024 59 PLNPCM2023-00960 & PLNPCM2023-00961
in assembly areas
Zoological park See Table Note B
No
Maximum Ambulance service Cemetery No Minimum
Plazas
Park
Open space Educational Facilities
College and
university
2 spaces per
1,000 sq. ft.
office, research, and library area, plus 1 space
per 6 seats in assembly areas
1 space per 1,000 sq. ft.
office, research, and library
area, plus 1 space per 10 seats in assembly areas
No Minimum All
Contexts: 4
spaces per 1,000 sq. ft.
K-12 private Elementary or Middle: 1 space per 20 students
design capacity High Schools: 1 space per 8 students design capacity
K-12 public
Dance/music studio 3 spaces per 1,000 sq. ft. 2.5 spaces per 1,000 sq. ft. 1 space per 1,000 sq. ft. Music conservatory
Professional and
vocational
Professional and
vocational (with outdoor activities)
Seminary and
religious institute
Healthcare Facilities
Clinic (medical, dental) 4 spaces per 1,000 sq. ft. 1 space per 1,000 sq. ft.
No Minimum All Contexts: 6 spaces per
1,000 sq. ft.
Blood donation
center
3 spaces per 1,000 sq. ft. 1 space
per 1,000
sq. ft.
Transit and
Urban
Center Contexts: 3 spaces per 1,000 sq. ft.
Neighborho
od Center
September 11, 2024 60 PLNPCM2023-00960 & PLNPCM2023-00961
and General Contexts: 6 spaces per 1,000 sq. ft
Hospital 1 space per 3 patient beds design capacity
1 space per 2 patient
beds
design capacity
All Contexts: 1 space per 2
patient beds
design capacity
Hospital, including
accessory lodging facility
Table Notes: A. Facilities that are (a) occupied by persons whose right to live together is protected by the federal Fair Housing Act, and that (b) occupy a building originally constructed for another residential use shall have the same parking requirements as the residential use for which the building was constructed.
B. Parking requirements to be determined by the transportation director based on considerations of factors such as estimated facility use, vehicle traffic to the facility, transit use to the facility, potential traffic congestion, and likelihood of overflow parking in surrounding neighborhoods.
Land Use Minimum Parking Requirement
Maximum Parking Allowed
General Context Neighborhood Center Context
Urban Center Context Transit Context
All zoning districts not listed in another
context area
RB, SNB, CB, CN, R-MU-35,R-MU -
45, SR-3, FB-UN1, FB-SE, SSSC Overlay
D-2, MU, TSA-T, CSHBD1, CSHBD2
D-1, D-3, D-4, G-MU, TSA-C,
UI, FB-UN2, FB-MU11, FB- SC, R-
MU, MU- 8, MU-15
COMMERCIAL USES
Agricultural and Animal Uses
Greenhouse 2 spaces per 1,000 sq. ft. 1 space per 1,000 sq. ft. No Minimum
Transit and Urban Kennel
September 11, 2024 61 PLNPCM2023-00960 & PLNPCM2023-00961
Pound Center Contexts: 2 spaces per 1,000 sq. ft.
Neighborhood Center and General Contexts:
No
Maximum
Veterinary office
Cremation service, animal 1 space per 1,000 sq. ft. Kennel on lots of 5 acres or larger Poultry farm or processing plant
1 space per 1,000 sq. ft.
No Minimum
Raising of furbearing animals
Slaughterhouse
Agricultural use
No Minimum
Community garden
Farmer’s market
Grain elevator
Pet cemetery
Stable
Stockyard
Urban farm
Botanical garden See Table Note B
Recreation and Entertainment
Auditorium 1 space per 4 seats in
assembly areas
1 space per 6 seats in
assembly areas
1 space per 8 seats in assembly areas
No Minimum
All Contexts: 1
space per 3 seats in assembly areas
Theater, live
performance
Theater, movie
Amphitheater See Table Note B
Athletic Field
Stadium
Tennis court
(principal use)
2 spaces per court
No Minimum
Transit and
Urban
Center Contexts: 2 spaces per court or lane
Neighborhood Center and General Contexts:
Bowling 2 spaces per lane
September 11, 2024 62 PLNPCM2023-00960 & PLNPCM2023-00961
No Maximum
Convention center
1 space per 1,000 sq. ft.
No Minimum
All
Contexts: 3 spaces per 1,000 sq. ft.
Swimming pool, skating rink or natatorium
Health and fitness facility 2 spaces per 1,000 sq. ft.
1 space per 1,000 sq. ft.
All
Contexts: 4 spaces per 1,000 sq. ft.
Performing arts production facility Reception center
Recreation (indoor) 3 spaces per 1,000 sq. ft.
2 spaces per 1,000 sq. ft. Recreational vehicle park (minimum 1 acre)
1 space per designated camping or RV spot No Maximum
Amusement park See Table Note B
Recreation (outdoor) See Table Note B
Food and Beverage Services Brewpub
Indoor tasting/seating area: 2 spaces per 1,000 sq. ft.; Outdoor tasting/seating area: 2 spaces per 1,000 sq. ft.
Indoor tasting/seating area: 2 spaces per 1,000 sq. ft.
Outdoor tasting/seating area: 1 space per 1,000 sq. ft.
No Minimum
Transit, Urban Center, and Neighborho
od Center Contexts: 5 spaces per 1,000 sq. ft. indoor
tasting/seating area General Context: 7 spaces per
1,000 sq. ft.
indoor tasting/seating area All
Contexts: Outdoor tasting/seating area: 4
Restaurant
Tavern
September 11, 2024 63 PLNPCM2023-00960 & PLNPCM2023-00961
spaces per 1,000 sq. ft.
Office, Business, and Professional Services
Check
cashing/payday loan business
2 spaces per 1,000 sq. ft.
1 space per 1,000
sq. ft.
No Minimum
General
Context: 4 spaces per 1,000 sq. ft. Neighborho
od Center
Context: 3 spaces per 1,000 sq. ft.
Urban
Center and Transit Center Contexts: 2
spaces per
1,000 sq. ft.
Dental laboratory/research facility
Financial institution
Research and laboratory facilities
Office (excluding medical and dental clinic and office) 3 spaces per 1,000 sq. ft.
2 spaces per 1,000 sq. ft.
Retail Sales & Services
Photo finishing lab No Minimum 1 space per 1,000 sq. ft.
No Minimum
Transit and
Urban Center Contexts: 2 spaces per 1,000 sq. ft.
Neighborhood Center and General Contexts: 3 spaces per
1,000 sq. ft.
Electronic repair
shop
Furniture repair shop
Upholstery shop
Radio, television
station
3 spaces per
1,000 sq. ft.
2 spaces per
1,000 sq. ft.
1 space per 1,000
sq. ft.
Store, Convenience 3 spaces per
1,000 sq. ft.
2 spaces per
1,000 sq. ft.
1.5 spaces per
1,000 sq. ft.
No
Minimum
Transit and
Urban
Center Contexts: 2 spaces per 1,000 sq. ft.
Neighborho
od Center Context: 3 spaces per 1,000 sq. ft.
General
September 11, 2024 64 PLNPCM2023-00960 & PLNPCM2023-00961
Context: 5 spaces per 1,000 sq. ft.
Auction, Indoor
2 spaces per
1,000 sq. ft.
1.5 spaces per
1,000 sq. ft.
1 space per 1,000
sq. ft.
No Minimum Transit Context: 2 spaces per 1,000 sq. ft.
Urban Center and Neighborhood Center
Contexts: 3
spaces per 1,000 sq. ft. General Context: 4
spaces per 1,000 sq. ft.
Store, Department
Fashion oriented development
Flea market (indoor)
Flea market
(outdoor)
Store, Mass
merchandising
Store, Pawn shop
Store, Specialty
Retail goods
establishment
Retail service
establishment
Store, Superstore and hypermarket
Store, Warehouse club
Retail shopping center over 55,000 sq. ft. usable floor
area
Up to 100,000 sq. ft: 2 spaces per 1,000 sq. ft. Above 100,000 sq. ft.: 1.5 spaces per 1,000 sq. ft.
Up to 100,000 sq. ft: 1.5 spaces per
1,000 sq. ft.
Above 100,000 sq. ft: 1.25 spaces per 1,000 sq. ft.
No Minimum
Transit and Urban
Center
Contexts: up to 100,000 sq. ft.: 2 spaces per
1,000 sq. ft., above 100,000 sq. ft.: 1.75 spaces per
1,000 sq. ft. Neighborhood Center and General Contexts:
Up to 100,000 sq. ft.: 3 spaces per 1,000
September 11, 2024 65 PLNPCM2023-00960 & PLNPCM2023-00961
sq. ft., above 100,000 sq. ft.: 2.5
spaces per
1,000 sq. ft.
Plant and garden
shop with outdoor
retail sales area
2 spaces per
1,000 sq. ft.
1.5 spaces per
1,000 sq. ft.
1 space per 1,000
sq. ft.
No Minimum
Transit and
Urban
Center Contexts: 1.5 spaces per 1,000
sq. ft.
Neighborhood Center Context: 2
spaces per 1,000 sq. ft. General Context: 3 spaces per
1,000 sq. ft
Lodging Facilities
Bed and breakfast
1 space per guest bedroom 0.5 spaces per guest bedroom No Minimum
All Contexts:
1.25 spaces per guest bedroom
Hotel/motel
All Contexts: 1.5 spaces per guest
bedroom
Vehicles and Equipment
Vehicle Auction
2 spaces per 1,000 sq. ft. of office area plus 1 space per service bay
1 space per 1,000 sq. ft. of office area plus 1 space per service bay
No Minimum No Maximum
Automobile part sales 2 spaces per 1,000 sq. ft. of indoor sales/leasing/office area plus 1 space per service bay
1 space per 1,000 sq. ft. of indoor
sales/leasing/office No Minimum
All Contexts: 3
spaces per
1,000 sq. ft. Automobile and truck repair
September 11, 2024 66 PLNPCM2023-00960 & PLNPCM2023-00961
sales/rental and service area plus 1 space per service bay
of indoor sales/leasing/office area, plus 1
space per
service bay
Boat/recreational
vehicle sales and service (indoor)
Equipment rental
(indoor and/or outdoor)
Equipment, heavy (rental, sales, service) Manufactured/mobile home sales and service Recreational vehicle (RV) sales and service
Truck repair sales and rental (large)
Car wash
No Minimum
Transit and Urban Center
Contexts: 1 space per 1,000 sq. ft. Neighborhood Center
Context: 2 spaces per 1,000 sq. ft. General Context: 5
spaces per
1,000 sq. ft.
Car wash as accessory use to gas station or
convenience store
that sells gas
Gas station 2 spaces per 1,000 sq. ft. No Minimum
General Context: 5 spaces per
1,000 sq. ft.
Neighborhood Center Context: 3 spaces per
1,000 sq. ft. Urban
September 11, 2024 67 PLNPCM2023-00960 & PLNPCM2023-00961
Center and Transit Contexts: 1 space per
1,000 sq. ft.
Bus line yard and repair facility 1 space per 1,000 sq. ft., plus 1 space per commercial fleet vehicle
No Minimum
No Maximum
Impound lot
Limousine service
Taxicab facility
Tire distribution retail/wholesale Adult Entertainment Establishments
Sexually oriented
business
3 spaces per 1,000 sq. ft 1 space per 1,000
sq. ft.
No
Minimum
All
Contexts: 5 spaces per 1,000 sq. ft.
Table Notes: A. Facilities that are (a) occupied by persons whose right to live together is protected by the federal Fair Housing Act, and that (b) occupy a building originally constructed for another residential use shall have
the same parking requirements as the residential use for which the building was constructed. B. Parking requirements to be determined by the transportation director based on considerations of factors such as estimated facility use, vehicle traffic to the facility, transit use to the facility, potential traffic congestion, and likelihood of overflow parking in surrounding neighborhoods.
September 11, 2024 68 PLNPCM2023-00960 & PLNPCM2023-00961
Land Use Minimum Parking Requirement Maximum Parking Allowed
General Context Neighborhood Center Context
Urban Center Context
Transit Context
All zoning districts not listed in
another context area
RB, SNB, CB, CN, R-MU-35,R-MU -
45, SR-3, FB-UN1, FB-SE, SSSC Overlay
D-2, MU, TSA-T, CSHBD1,
CSHBD2
D-1, D-3, D-4, G-MU, TSA-C, UI,
FB-UN2, FB-MU11, FB- SC, R-MU, MU- 8, MU-15
TRANSPORTATION USES Airport Determined by Airport Authority No Maximum Heliport
Bus line
station/terminal
No Minimum
Urban Center
and Transit
Contexts: 2 spaces per 1,000 sq. ft. Neighborhood Center and
General Contexts: 1 space per 150 average daily passenger
boardings
Intermodal transit passenger hub
Railroad, passenger station Transportation terminal, including bus, rail and
trucking
Railroad, repair shop 1 space per 1,000 sq. ft., plus 1 space per fleet vehicle generally stored on-site
No Minimum No Maximum
Truck freight terminal
Railroad, freight terminal facility No Minimum INDUSTRIAL USES
Manufacturing and Processing
Artisan food
production
0.5 spaces
per 1,000
No Minimum
Transit and
Urban Center
September 11, 2024 69 PLNPCM2023-00960 & PLNPCM2023-00961
Bakery,
commercial
1 space per 1000 sq. ft. of production area, plus 2 spaces per 1,000 sq. ft. of office/retail
sq. ft. of production area, plus 1.5 spaces
per
1,000 sq. ft. of office/retail
Contexts: 1 space per 1,000 sq. ft. of production
area, plus 2
spaces per 1,000 sq. ft. of office/retail Neighborhood
Center and
General Contexts: 2 spaces per 1,000 sq. ft. of
production
area, plus 3 spaces per 1,000 sq. ft. of office/retail
Automobile salvage and recycling (outdoor)
1 space per 1,000 sq. ft. of office/retail
0.5 space per 1,000 sq. ft. of
office/retail
No Minimum
All Contexts: 7 spaces per 1,000 sq. ft. of
office/retail Processing center (outdoor) Automobile salvage and recycling (indoor) 1 space per 1,000 sq. ft.
No Minimum
No Maximum
Blacksmith shop
Bottling plant
Brewery/Small
Brewery
Chemical
manufacturing
and/or storage
Commercial food
preparation
Distillery
Drop forge industry
Explosive manufacturing and storage Food processing
Heavy manufacturing
September 11, 2024 70 PLNPCM2023-00960 & PLNPCM2023-00961
Incinerator, medical waste/hazardous waste
Industrial assembly
Jewelry fabrication
Laundry, commercial
1 space per 1,000 sq. ft. No Minimum
No Maximum
Light manufacturing Manufacturing and processing, food Paint manufacturing
Printing plant
Processing center
(indoor)
Recycling
Sign painting/fabrication Studio, motion picture Welding shop
Winery
Woodworking mill Collection station
No minimum
Concrete and/or asphalt manufacturing
Extractive industry
Refinery, petroleum
products
Storage and Warehousing
Air cargo terminals and package delivery facility
No minimum
No maximum
Building materials distribution
Flammable liquids or gases, heating fuel distribution
and storage No minimum No minimum No maximum Package delivery
facility
Warehouse
September 11, 2024 71 PLNPCM2023-00960 & PLNPCM2023-00961
Warehouse, accessory to retail and wholesale business (maximum
5,000 square foot
floor plate)
Wholesale
distribution
Storage, self
2 spaces per 1,000 sq. ft. of office area, plus 1 space per 30
storage units
2 spaces per 1,000
sq. ft. of
office
All Contexts: 1 space for every
15 storage
units
Contractor’s yard/office
2 spaces per 1,000 sq. ft. of office area All Contexts: 3
spaces per 1,000 sq. ft. of office area Rock, sand and gravel storage and distribution
No Minimum No Maximum Storage (outdoor)
Storage and display (outdoor)
Storage, public (outdoor)
PUBLIC AND SEMI-PUBLIC UTILITY USES
Utility: Building or structure
No Minimum
No Maximum
Antenna, communication tower
Antenna, communication
tower, exceeding
the maximum building height in the zone Large wind energy system
Solar array
Utility: Electric
generation facility
Utility Sewage
treatment plant
September 11, 2024 72 PLNPCM2023-00960 & PLNPCM2023-00961
Utility: Solid waste transfer station
Utility:
Transmission wire, line, pipe or pole
Wireless
telecommunications facility ACCESSORY USES
Accessory
Dwelling Unit
See Section 21A.40.200: Accessory Dwelling Units
Accessory guest
and servant’s
quarter
1 space per DU
No Minimum All Contexts: 4
spaces per DU
Living quarter for
caretaker or security guard
Retail, sales and
service accessory use when located within a principal building
2 spaces per 1,000 sq. ft. 1 space per 1,000 sq. ft. No Minimum
Transit and Urban Center Contexts: 2 spaces per 1,000 sq. ft.
Neighborhood Center Context: 3 spaces per 1,000 sq. ft.
General Context: 4 spaces per 1,000 sq. ft.
Retail, sales and service accessory use when located within a principal
building and operated primarily for the convenience of employees No Minimum
Transit and Urban Center Contexts: 2 spaces per
1,000 sq. ft. Neighborhood Center
Context: 3
spaces per 1,000 sq. ft. General
Context: 4
September 11, 2024 73 PLNPCM2023-00960 & PLNPCM2023-00961
spaces per 1,000 sq. ft.
Warehouse,
accessory
No Maximum
Accessory use,
except those that
are otherwise specifically regulated elsewhere in this title
Heliport, accessory Reverse vending machine
Storage, accessory (outdoor) TEMPORARY USES
Mobile food
business (operation in public right- of-way)
No minimum, unless required by temporary use permit or as
determined by the Zoning Administrator No Maximum
Mobile food business (operation on private property)
Mobile food court
Vending cart,
private property
Vending cart,
public property
Farm stand,
seasonal
September 11, 2024 74 PLNPCM2023-00960 & PLNPCM2023-00961
Table 21A.44.040-C: Off Street Parking, Mobility and Loading: Required Off Street Parking:
Minimum Bicycle Parking Requirements
TABLE 21A.44.040-C: MINIMUM BICYCLE PARKING REQUIREMENTS*: (Calculation of Bicycle Parking Spaces to be Provided per Residential Unit or Based on Usable Floor Area)
Use General Context Neighborhood Center Context Urban Center Context Transit Context
All zoning
districts not listed in another context area
RB, SNB, CB, CN, R-
MU- 35, R-MU-45, SR-3, FB- UN1, FB-SE, SSSC Overlay
D-2, MU, TSA-
T, CSHBD1, CSHBD2
D-1, D-3, D- 4, G-
MU, TSA-C, UI, FB-UN2, FB- MU11, FB- SC, R- MU, MU-8, MU-15
Residential Uses 1 per 5 units 1 per 4 units 1 per 3 units 1 per 2 units
Public, Institutional, and Civic Uses
1 per 10,000 sq. ft. 1 per 5,000 sq. ft. 1 per 5,000 sq. ft. 1 per 3,000 sq. ft.
Commercial Uses 1 per 10,000 sq. ft. 1 per 5,000 sq. ft 1 per 4,000 sq. ft. 1 per 2,000 sq. ft.
Industrial Uses 1 per 15,000 sq. ft. 1 per 8,000 sq. ft. 1 per 5,000 sq. ft. 1 per 3,000 sq. ft.
*For all uses: In determining the minimum number of bicycle parking spaces required, fractional spaces are rounded to the nearest whole number, with one-half counted as an additional space
September 11, 2024 75 PLNPCM2023-00960 & PLNPCM2023-00961
Table 21A.44.060-A: Off Street Parking, Mobility and Loading: Parking Location And Design: Parking Location And Setback Requirements TABLE 21A.44.060-A: PARKING LOCATION AND SETBACK REQUIREMENTS: N = parking prohibited between lot line and front line of the principal building
Zoning District Front Lot Line Corner Side Lot Line Interior Side Lot Line Rear Lot Line
GENERAL CONTEXT
Residential (FR Districts, RB, RMF, RO) FR N Parking in driveways that comply with all applicable city standards
is exempt from this restriction.
6 ft.
0 ft. R-1, R-2, SR-1, SR-2 0 ft.
RMF-30
N
0 ft.; or 10 ft.
when abutting
any 1-2 family residential district
0 ft.; or 10 ft.
when abutting
any 1-2 family residential district RMF-35, RMF-45, RMF- 75, RO
0 ft.; or 10 ft. when abutting any 1-2 family residential
district. Limited to 1 side yard except for single-family attached lots.
0 ft.; or 10 ft. when abutting any 1-2 family residential
district. Limited to 1 side yard except for single-family attached lots.
Commercial and Manufacturing (CC, CS, CG, M-1, M-2, SNB)
CC
15 ft.
0 ft.; or 7 ft. when abutting any residential district
CS
0 ft.; or 15 ft. when abutting any
residential district
CG N.
See also Subsection 21A.26.070 .I
M-1
15 ft. M-2 0 ft.; or 50 ft. when abutting any residential district Special Purpose Districts
A 0 ft.
0 ft. AG, AG-2, AG-5, AG-20 N
BP 8 ft.; or 30 ft. when abutting any residential district
EI 10 ft. 30 ft. 30 ft. 20 ft. FP
20 ft.
6 ft. 0 ft.
I 0 ft.; or 15 ft. when abutting any
residential district
September 11, 2024 76 PLNPCM2023-00960 & PLNPCM2023-00961
MH 0 ft.
OS 30 ft. 10 ft.
PL 0 ft.; or 10 ft. when abutting any residential district PL-2 20 ft.
RP 30 ft. 8 ft.; or 30 ft. when abutting any
residential district
NEIGHBORHOOD CENTER CONTEXT
CB, CN, SNB N 0 ft.; or 7 ft. when abutting any 1-2 family residential district R-MU-35, R- MU-45 Surface Parking: N
Parking Structures: 45' or located
behind principal building
Limited to 1 side yard, 0 ft,; or 10 ft. when
abutting any 1-
2 family residential district
0 ft.; or 10 ft. when abutting
any 1-2 family
residential district
RB, SR-3, FB-UN1, FB- SE N 0 ft.
URBAN CENTER CONTEXT
CSHBD1
N
0 ft.; or 7 ft. when abutting any
residential district
CSHBD2 0 ft.; or 7 ft. when abutting any 1-2
family residential district
D-2 Surface Parking: N Surface parking must be located
behind the principal structure and comply with other requirements of Subsection 21A.30.010 .F Parking Structures: N
0 ft.
MU Surface Parking: 25 ft. or located behind principal structure Parking Structures: 45 ft. or
located behind principal structure
0 ft.; limited to 1 side yard 0 ft
TSA-T See Subsection 21A.44.060.B.2 0 ft.
TRANSIT CONTEXT
D-1 See Subsection 21A.44.060.B.1 D-3
D-4 See Subsection 21A.44.060 .B.1, 21A.30.010 .F and 21A.31.010 .H
0 ft.
G-MU
FB-UN2, FB-
MU11, FB- SC N
MU-8, MU-15
TSA-C See Subsection 21A.44.060.B.2
R-MU Surface Parking: 30 ft. Parking Structures: 45 ft. or located behind principal structure
0 ft.; or 10 ft. when abutting any 1-2 family residential district
September 11, 2024 77 PLNPCM2023-00960 & PLNPCM2023-00961
Surface parking at least 30 ft. from front lot line
UI
0 ft; Hospitals: 30 ft.
0 ft.; or 15 ft.
when abutting any 1-2 family residential district;
Hospitals: 10 ft.
0 ft.; or 15 ft.
when abutting any 1-2 family residential district;
Hospitals: 10 ft.
September 11, 2024 78 PLNPCM2023-00960 & PLNPCM2023-00961
Table 21A.44.080-A Off Street Parking, Mobility and Loading: Drive-Through Facilities and Vehicle Stacking Areas
TABLE 21A.44.080-A: REQUIRED
VEHICLE STACKING SPACES:
Use General Context Neighborhood Center Context Urban Center Context Transit Context
All zoning districts not listed in another context
area
RB, SNB, CB, CN, R-MU-35, R- MU-45, SR-3, FB-
UNl, FB-SE, SSSC Overlay
D-2, MU, TSA-T, CSHBDl, CSHBD2
D-J, D-3, D-4, G-MU, TSA-C, UI,
FB-UN2, FB-MU11, FB-SC, R- MU, MU-8, MU-15
Car Wash, Self-
Service
3 spaces per bay or stall 2 spaces per bay or stall
Car Wash, Automa
ted
4 spaces per lane or stall 3 spaces per lane or stall
Food and
Beverage
Service Uses
5 spaces per service lane 4 spaces per service lane
Other Uses 3 spaces per service lane 3 spaces per service lane
September 11, 2024 79 PLNPCM2023-00960 & PLNPCM2023-00961
21A.46.096: SIGN REGULATIONS FOR THE FORM BASED AND FORM BASED MIXED USE DISTRICTS:
The following regulations shall apply to signs permitted in the Form Based and Form Based Mixed Use zoning districts. Any sign not expressly permitted by these district regulations is prohibited.
A. Sign Regulations for the Form Based and Form Based Mixed Use districts:
1. Purpose: Sign regulations for the Form Based and Form Based Mixed Use zoning districts are intended to provide appropriate signage oriented primarily to pedestrian and mass transit traffic. 2. Applicability: This subsection applies to all signs located within the Form Based and Form
Based Mixed Use zoning districts. This subsection is intended to list all permitted signs in
the zone. All other regulations in this chapter shall apply.
September 11, 2024 80 PLNPCM2023-00960 & PLNPCM2023-00961
B. Sign Type, Size and Height Standards:
1. A-Frame Sign:
Sign Type FB- UN1 FB- UN2 FB- MU FB- SC FB- SE MU- 8 MU-15 Specifications
A- frame sign
P P P P P P Quantity 1 per leasable space. Leasable spaces on corners may have 2.
Width Maximum of 2 feet. Any
portion of the frame (the
support structure) may extend up to 6 inches in any direction beyond the sign face.
Height Maximum of 3 feet. Any portion of the frame (the
support structure) may extend
up to 6 inches in any direction beyond the sign face.
Placement On public sidewalk or private property.
Obstruction free area Minimum of 8 feet must be maintained at all times for
pedestrian passage.
September 11, 2024 81 PLNPCM2023-00960 & PLNPCM2023-00961
2. Awning or Canopy Sign:
Sign Type FB- UN1 FB- UN2 FB- MU FB- SC FB- SE MU- 8
MU- 15 Specifications
Awning or canopy
sign
P P P P P P P Quantity 1 per window or entrance.
Width Equal to the width of the window.
Projection No maximum depth from building facade,
however design subject to mitigation of
rainfall and snowfall runoff, conflict avoidance with tree canopy, and issuance of encroachment permits where required. The awning or canopy can project a
maximum of 2 feet into a special purpose
corridor.
Clearance Minimum of 10 feet of vertical clearance.
Letters and logos Allowed on vertical portions of sign only.
Location
permitted
Private property or a public street. Signs
can face a special purpose corridor but
must be located on private property. All signs are subject to the requirements of the revocable permitting process.
September 11, 2024 82 PLNPCM2023-00960 & PLNPCM2023-00961
3. Construction Sign:
Sign Type FB- UN1 FB- UN2 FB- MU FB- SC FB- SE MU- 8 MU-15 Specifications
Construction
sign (see
definition in this chapter)
P P P P P P P Quantity 1 per construction site.
Height Maximum of 8 feet.
Maximum of 12 feet in FB-MU, and MU-8 and MU-15.
Area Maximum of 64 square feet.
Location permitted Private property or a public street. Signs can face the
special purpose corridor, but
must be located on private property.
September 11, 2024 83 PLNPCM2023-00960 & PLNPCM2023-00961
4. Flat Sign:
Sign Type FB- UN1 FB- UN2 FB- MU FB- SC FB- SE MU- 8 MU-15 Specifications
P P P P P P Quantity 1 per leasable space. Leasable spaces on
corners may have 2.
Width Maximum of 90% of width of leasable space. No maximum width in FB-MU, and MU-8 and MU-15.
Height Maximum of 3 feet. No maximum height in FB-MU, and MU-8 and MU-15.
Area 11/2 square feet per linear foot of store
frontage.
Projection Maximum of 1 foot.
5. Flat Sign (building orientation):
Sign Type
FB- UN1 FB- UN2 FB- MU FB- SC FB- SE MU- 8 MU
-15
Specifications
Flat sign (building
orientation)
P P P Quantity 1 per building face.
Height May not extend above the roof line or top of parapet wall.
Area 11/2 square feet per linear foot of building
frontage.
September 11, 2024 84 PLNPCM2023-00960 & PLNPCM2023-00961
6. Marquee Sign:
Sign Type FB- UN1 FB- UN2 FB- MU FB- SC FB- SE MU- 8
MU-
15
Specifications
Marquee
sign
P P P Quantity 1 per building.
Width Maximum of 90% of width of leasable space.
Height May not extend above the roof of the
building.
Area 11/2 square feet per linear foot of building frontage.
Projection Maximum of 6 feet. May project into right of way a maximum of 4 feet provided the sign is a minimum of 12 feet above the sidewalk grade.
7. Monument Sign:
Sign Type FB- UN1 FB- UN2 FB- MU FB- SC FB- SE MU- 8
MU-
15
Specifications
Monument
sign
P P P Quantity 1 per building.
Setback 5 feet Maximum.
Height Maximum of 20 feet.
Area 1 square feet per linear foot of building frontage.
September 11, 2024 85 PLNPCM2023-00960 & PLNPCM2023-00961
8. Nameplate Sign:
Sign Type FB- UN1 FB- UN2 FB- MU FB- SC FB- SE MU- 8 MU- 15
Specifications
Nameplate sign P P P P P P P Quantity 1 per leasable space. Leasable spaces on corners may have 2.
Area Maximum of 3 square feet.
9. New Development Sign:
Sign Type FB- UN1 FB- UN2 FB- MU FB- SC FB- SE MU- 8 MU- 15
Specifications
New
Development
sign
P P P Quantity 1 per street frontage.
Setback 5 feet.
Height 12 feet.
Area 200 square feet.
September 11, 2024 86 PLNPCM2023-00960 & PLNPCM2023-00961
10. Private Directional Sign:
Sign Type FB- UN1 FB- UN2 FB- MU FB- SC FB- SE MU- 8
MU- 15 Specifications
Private
directional sign (see definition in this
chapter)
P P P P P P P Quantity No limit.
Height Maximum of 5 feet.
Area Maximum of 8 square feet.
Restriction May not contain business name or
logo.
Location
permitted
Private property or public street.
Signs can face the special purpose corridor but must be located on private property. All signs are subject to the requirements of the revocable permitting process.
September 11, 2024 87 PLNPCM2023-00960 & PLNPCM2023-00961
11. Projecting Sign:
Sign Type FB- UN1 FB- UN2 FB- MU FB- SC FB- SE MU- 8 MU- 15 Specifications
Projecting sign
P P P P P P Quantity 1 per leasable space. Leasable spaces on corners may have 2.
Clearance Minimum of 10 feet above
sidewalk/walkway.
Area 6 square feet per side, 12 square feet total.
Projection Maximum of 4 feet from building façade.
Location permitted Private property or public street. Signs can face the special purpose corridor but must be located on private property. All signs are subject to the requirements of the
revocable permitting process.
September 11, 2024 88 PLNPCM2023-00960 & PLNPCM2023-00961
12. Projecting Parking Entry Sign:
Sign Type FB-
UN1
FB-
UN2
FB-
MU
FB-
SC
FB-
SE
MU-
8
MU-
15
Specifications
Projecting P P P P P Quantity 1 per parking entry. parking entry
Clearance Minimum of 10 feet above
sidewalk/walkway. sign (see
Height Maximum of 2 feet. projecting
Area 4 square feet per side, 8 square
feet total. sign
graphic) Projection Maximum of 4 feet from building facade for public and
private streets. Maximum of 2 feet within the special
purpose corridor.
Location Private property or public street. Signs can face the
permitted special purpose corridor but must be located on private
property. All signs are subject to the requirements of
the revocable permitting process.
13. Public Safety Sign:
Sign Type FB- UN1
FB- UN2 FB- MU FB- SC FB- SE MU- 8 MU- 15
Specifications
Public safety sign
(see definition in this chapter)
P P P P P P P Quantity No limit.
Height Maximum of 6 feet.
Area 8 square feet.
Projection Maximum of 1 foot.
Location permitted Private property or public street. Signs can face the
special purpose corridor but
must be located on private property. All signs are subject to the requirements of the revocable permitting process.
September 11, 2024 89 PLNPCM2023-00960 & PLNPCM2023-00961
14. Real Estate Sign:
Sign Type FB- UN1 FB- UN2 FB- MU FB- SC FB- SE MU- 8
MU- 8
Specifications
Real
estate sign
P P P P P P Quantity 1 per leasable space. Leasable
spaces on corners may have 2.
Height Maximum of 12 feet.
Area 32 square feet. 64 square feet in
FB-MU, and MU-8 and MU-15.
Location
permitted
Private property or public street.
Signs can face the special
purpose corridor but must be located on private property. All signs are subject to the requirements of the revocable
permitting process.
September 11, 2024 90 PLNPCM2023-00960 & PLNPCM2023-00961
15. Window Sign:
Sign Type FB- UN1 FB- UN2 FB- MU FB- SC FB- SE MU- 8
MU- 15
Specifications
Window sign
P P P P P P Quantity 1 per window.
Height Maximum of 3 feet.
Area Maximum of 25% of window area.
September 11, 2024 91 PLNPCM2023-00960 & PLNPCM2023-00961
21A.46.125: VINTAGE SIGNS:
A. The purpose of this section is to promote the retention, restoration, reuse, and reinstatement of nonconforming signs that represent important elements of Salt Lake City's heritage and enhance the character of a corridor, neighborhood, or the community at large.
B. Notwithstanding any contrary provision of this title: 1. An application for designation of vintage sign status as well as for the reinstatement of, modifications to, or relocation of a vintage sign shall be processed in accordance
with the procedures set forth in chapter 21A.08 and section 21A.46.030 as well as the
following: Application: In addition to the general application requirements for a sign, an application for vintage sign designation or modification shall require:
a. Detailed drawings and/or photographs of the sign in its current condition, if currently existing; b. Written narrative and supporting documentation demonstrating how the sign meets the applicable criteria;
c. Detailed drawings of any modifications or reinstatement being sought;
d. Detailed drawings of any relocation being sought; and e. Historic drawings and/or photographs of the sign. 2. The zoning administrator shall designate an existing sign as a vintage sign if the sign:
a. Was not placed as part of a Localized Alternative Signage Overlay District and has not been granted flexibility from the base zoning through a planned development agreement or by the historic landmark commission; b. Is not a billboard as defined in section 21A.46.020 of this chapter;
c. Retains its original design character, or that character will be reestablished or
restored, based on historic evidence such as drawings or photographs; and, d. Meets at least four (4) of the following criteria:
(1) The sign was specifically designed for a business, institution, or other
establishment on the subject site; (2) The sign bears a unique emblem, logo, or another graphic specific to the city, or region; (3) The sign exhibits specific characteristics that enhance the streetscape
or identity of a neighborhood;
(4) The sign is or was characteristic of a specific historic period; (5) The sign is or was integral to the design or identity of the site or building where the sign is located; or (6) The sign represents an example of craftsmanship in the
application of lighting technique, use of materials, or design.
September 11, 2024 92 PLNPCM2023-00960 & PLNPCM2023-00961
3. A designated vintage sign may:
a. Be relocated within its current site.
b. Be modified to account for changing uses within its current site. These modifications shall be in the same style as the design of the original sign including:
(1) Shape and form,
(2) Size, (3) Typography, (4) Illustrative elements, (5) Use of color,
(6) Character of illumination, and
(7) Character of animation. c. Be restored or recreated and reinstated on its original site.
d. Be relocated to a new site for use as a piece of public art, provided that the
original design and character of the sign is retained, or will be restored, and it advertises a business no longer in operation. Vintage signs may only be relocated for use as public art to sites in the following districts: D-1, D-2, D-3, D-4, G-MU, CSHBD1, CSHBD2, FB- UN2, FB-MU11, FB-SC, FB-SE,
TSA, MU-8, and MU-15.
e. Be relocated and reinstalled on the business's new site, should the business with which it is associated move, provided that the business's new location is within the same contiguous zoning district as the original location.
4. Once designated, a vintage sign is exempt from the calculation of allowed signage on a site.
September 11, 2024 93 PLNPCM2023-00960 & PLNPCM2023-00961
3. Project Chronology
DEPARTMENT of COMMUNITY ERIN MENDENHALL
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: PLNPCM2023-00960 (General Plan Amendment) & PLNPCM2023-00961 (Zoning
Text / Map Amendment)
November 29, 2023
December 19, 2023
December 22, 2023
December 26, 2024
July 11, 2024
August 29, 2024
August 30, 2024
September 10, 2024
September 11, 2024
Applications submitted to the Salt Lake City Planning Division.
Petitions assigned to staff.
Applications deemed complete. The Planning Division provided a
45-day comment period (December 22, 2023 – February 6, 2024)
notice to the Sugar House Community Council. The Council Chair
submitted a letter of opposition of the CSHBD-SUS zoning on
February 27, 2024, which is included in the Planning Commission
staff report. Neighbors within 300 feet of the site were provided early
notification of the proposal.
An online open house was posted to the Planning Division’s webpage
on December 26, 2023 and remains open. The open house webpage
was updated on July 11, 2024 with information on the applicant’s new
MU-15 proposal.
The proposed CSHBD-SUS zoning district was withdrawn and the
applicant submitted a new proposal to create the MU-15 zoning
district.
Public hearing notice mailed, posted on City and State websites, and
posted on Planning Division list serve.
Public hearing notice sign posted on the property.
The Sugar House Community Council a letter in opposition in
response to the updated MU-15 zoning.
The Planning Commission reviewed the proposal and held a public
hearing. The Commission voted unanimously to forward a
negative recommendation to the City Council.
4. Notice of City Council
Public Hearing
NOTICE OF PUBLIC HEARING The Salt Lake City Council is considering Petitions PLNPCM2023-00960 (General Plan Amendment) and PLNPCM2023-00961 (Zoning Text/Map Amendment). Salt Lake City has
received these amendment requests from Snell & Wilmer, representing the property owner
(Harbor Bay Ventures) of 1095 E 2100 S. The applicant is proposing to create a new zoning district, the MU-15 (Form Based Mixed-Use 15 Subdistrict) that would apply to the property at 1095 E 2100 S and to amend the Sugar House Master Plan to support the proposed rezone. The project is located within Council District 7, represented by Sarah Young.
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 PLNPCM2023-00960 / PLNPCM2023-00961. 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. Additional Public
Comments
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From:Sarah Woolsey and Mike Rubin
To:Roman, Amanda
Subject:(EXTERNAL) Wells Fargo Plan
Date:Thursday, September 5, 2024 6:07:56 AM
Dear Amanda,
I am a resident of Hollywood Ave and am concerned at the proposal to raise the height of the
Wells Fargo Plot. It does not align with the Master Plan, current building height limits, andwill not fit aesthetically or practically in this mixed use neighborhood. It will shadow our
homes, backyards, and roof solar. It is not what the area has wanted, to be a “downtown” andwe oppose the proposal of MU 15 to allow this to go forward. As the city is consolidating
forms, who one more? I think this is not what we want and that the Wells Fargo site should bebuilt to existing FORMS. We are not in a position to be the downtown. Thank you for the
interest.
Sincerely,
Sarah Woolsey, 1027 E Hollywood
August 30, 2024
Re: Snell & Wilmer Master Plan Supplement to Petition PLNPCM2023-00960
To the Planning Commission:
I have compared the Master Plan with the proposal from Snell & Wilmer for the Wells Fargo site. I
am aware of the housing crisis in our city and the current attempts by city government to alleviate it
Although this proposed rezone could provide more housing in Sugar House, I believe it would be
extremely inappropriate, unwise, and incompatible with the character and historical legacy of the
area, where I have lived for 25 years. Besides which,, in the proposed citywide rezoning, huge
allowances have been made for future apartment buildings and townhomes all along I-15 in that
growing area. And in addition to that, 7 office buildings downtown are being converted to housing,
In my view, there is currently no need to sacrifice the character of Sugar House any further.
Hereafter is my response to their proposal.
The first paragraph notes that definitions of “high density” have evolved since 2005, and asserts
that the language in the Master Plan supports “more intense” development in the SHBD1 based on
changes in” city priorities, the economy, and the increase in transit access,” the convenience of
which transit is marginal, at best. The questions at hand are, how much more dense and intense?
And can the Sugar House identity and quality of life sustain yet more apartment buildings?
I believe justification for the petition for a MU-15 zone is very shakey, as follows:
1) On page 2 of their letter, they imply the change they request is “minor.” The residents of
Sugar House see it as major. In the same paragraph, they assert that their plan will “reduce
the scarcity of areas where high-density development is permitted.” In fact, as heretofore
mentioned, the city is in the process of making high-density development permissible in
vast areas on the west side of town, which is a burgeoning area of growth.
2) The letter proposes that new development “be generally limited to fifteen stories.” (my
italics) The implication is that fifteen isn’t really enough! In fact, it Is too much.
3) On page 3 , the proposal is so bold as to state “It may be necessary to utiize new land use
regulations in order to ensure the Sugar House Business District is at the forefront of
sustainable development. (my italics). It’s their vision, but is it ours? Do we have to be at
the forefront of any development? Does it state that anywhere in the Master Plans, etc.?
4) On page 1 of the Additional Review, referring to page 2 of the Master Plan, they purport that
a MU-15 subdistrict on the Wells Fargo site will be appropriate to neighboring land uses
because there are no adjacent residential land uses—what about the few remaining
adjacent small, local one-story businesses that the city says it wants to support? Many of
the eclectic small businesses that gave Sugar House its charm have already been
decimated by development.
5) In the same paragraph it is claimed that a product with “positive architectural attributes that
are in harmony with the Sugar House area” will be provided. How is a 15 story building in
harmony with the area? And what are the architectural attributes anyway? We have no idea.
6) On the next page, and throughout, reference is made to the Master Plan’s desire to inculcate
a 24/7 population. Just how much of such a population is already housed in the many
buildings already built or approved? How much is too much for the carrying capacity of the
narrow Sugar House streets? Do we even know?
7) In reference to page 23 of the Master Plan, they assert that form-based zoning will ensure
that the form is appropriate to the area. How is this salient to the Plan which states that the
“mass and height of new buildings” must “relate to the historical scale of Sugar House
development to avoid an overwhelming or dominating appearance.” Can a 15 story
building, or even a 12 story one, avoid from dominating the entire “core” area? They imply
that the proposed building(s) will be “compatible and appropriate.” How is this possible?
8) Lastly, they claim that shadows from the proposed building will not fall on public spaces,
which are to the south and southeast of the site. However, what about the public spaces of
the sidewalks on 1100 East, and the trees there? What about the public’s use of the small
local stores there? Are they to be in perpetual shadow?
I think it is time to evaluate exactly what has been accomplished thus far with development
in Sugar House, and establish some clear end goals. To wit:
• Is there any analysis of the maximum 24/7 population which can be comfortably
sustained in this small, discreet, historic business district?
• Do we have any idea of how many people have already moved into the many
buildings already built, and how many will in the units already approved?
• Do we know how many cars these people actually have and how traffic has been
impacted in the narrow streets? Is there an estimate of the carrying capacity of the
streets? Are we to assume that no one will drive here from elsewhere?
• Is it reasonable to believe that they will use the pitiful S-line or the bus to get to
work, as it seems that most work is located downtown. Any local work is service
work which would not pay the rent in the proposed “luxury” apartments. Apparently
SLC has more workers who still actually commute to the office, but their offices are
not in Sugar House.
• Do we have any statistics on how many residents of these buildings actually use the
pitiful S-line or take a bus? Most work is located downtown, and any local work is
service work which would not begin to pay the rent in a “luxury” apartment. And can
we reasonably estimate how many people will actually be riding bicycles to work,
especially in the dead of winter? I daresay this is relevant to the residents’ age.
• Lastly, do we have evidence that “public/private” or “community benefit”
agreements made will result in any truly affordable apartments? Excuse me for
being sceptical.
I personally am totally opposed to an MU-15 subdistrict rezone. I believe it would be
detrimental to the community, and would open a Pandora’s box for all of us, and for you--
the Planning Commission and its staff.
Sincerely and with best intent,
Thea Brannon
-----Original Message-----From: Elizabeth Watson Sent: Tuesday, September 10, 2024 4:15 PMTo: Hall, Rylee <rylee.hall@slc.gov>
Cc: Barton, Hannah <hannah.barton@slcgov.com>; Judi Short Young, Sarah
<sarah.young@slcgov.com>; Sugar House Community Council & Salt Lake Community Network
<minnesotaute76@gmail.com>Subject: (EXTERNAL) Harbor Bay’s Latest and most dangerous ask yet - Deny any request not within current zoning codes outright and send them and them packing or at best to downtown skyscraper Salt Lake City
Caution: This is an external email. Please be cautious when clicking links or opening attachments.
Dear Planning Commission:
Please deny Harbor Bay Ventures and any request not within current zoning codes outright and send them back to Chicago and Cincinnati or at
best to downtown Salt Lake City where such heights and zoning are allowed for the following reasons:
They have been disingenuous and deceptive since their first vague proposal over a year ago. It has been nothing but smoke and mirrors and
their latest request is to hand write a zoning proposal that is designed for “their” vision of how to change and make money off of the current
residents and businesses is totally unacceptable.
Their building will allow for up to 37 similar buildings with no parking requirements.
There is no affordable housing.
They have abandoned any interaction with the public and the “agreement for public benefit” seems to have gone out the window.
They have lost the window to demolish and construct during the current demolition and renovations to the utilities
and roads that n Highland and 2100 S.
They have been purposefully vague and disrespectful to what the current residents, business owners and tenants
have expressed on at least 6 occasions.
This project and others like it will give unfair advantage to former and current projects under consideration with no
upsides to anyone but themselves.
This will further erode the community and degrade our air quality and way of life. The current projects are out of
compliance with regard to mitigation measures and occupational safety and health and every attempt I’ve made to
force compliance has been ignored.
This building and others like it will require upgraded fire and rescue training and equipment off of the backs and
taxes of the citizenry , a clear subsidy to a private venture.
They have no plan for solar offsets or other utilities.
There are no (co)ownership opportunities.
There has no end to the chaos and loss of residents and local businesses that has become Sugar House. Enough is
enough. Please let developers know that Sugar House, the city of Salt Lake, the County of Salt Lake, the State of
Utah is NOT up for sale. Please take back control especially as this is a variance form current codes and is beyond
what even the current proposed consolidation would offer. It is not permissible in the Master Plan and is not
appropriate to Sugar House. Nothing that would further obstruct our views of our gorgeous mountains is
acceptable. They have not been good visitors or guests. Their representatives have ignored invitations to visit my
house and consider the impact on the neighborhood. What makes anyone think that they would be good neighbors.
They have made it clear they do not intend to live here as tax paying residents and instead are here for their own
selfish branding and financial interests.
Sincerely,
Elizabeth Festa Watson
1884 S 900 E
Salt Lake City 84105
Sent from my iPhone
To:
From:
Roman, Amanda
Cc:Planning Public Comments
Marcia Dibble
Subject:(EXTERNAL) PLEASE no new MU-15 zone in Sugar House
Tuesday, September 10, 2024 10:55:43 PMDate:
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re: Case number PLNPCM2023-00961
Dear Planning Commission: The tallest buildings near the Wells Fargo parcel are six stories, whichalready feels about as high as we should go at that corner, though I understand the current zoning wouldallow more; 15 stories would just be overwhelming and out of character. We have a lot of new dense andmixed-use buildings in and going in around Sugar House with the existing zoning. Let's not make a new155-foot maximum, please.
Sincerely,Marcia C. Dibble2280 S. Lake StreetSLC, UT 84106
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From:Judi Short
To:Roman, Amanda
Subject:(EXTERNAL) Fwd: LUZ Comment
Date:Tuesday, September 10, 2024 2:16:26 PM
Another comment
Judi Short
Forwarded message ---------From: SHCC LUZ <comments@sugarhousecouncil.org>
Date: Tue, Sep 10, 2024 at 12:10 PMSubject: LUZ Comment
To: <comments@sugarhousecouncil.org>
SHCC Comment Form
Current Proposals Accepting CommentsNew Wells Fargo Rezone Proposal
First Name
Lou Ann
Last NameDonahue
Your Comments for the Planning CommissionPlease reconsider changing the rezoning in Sugar House. In the past month, we have lost three
of our precious local businesses. Sugar House BBQ, Fiddlers Elbow and the Locker Room -what is next??? Sugar House is being destroyed by all this building and construction. Help us
keep Sugar House a sweet little loving community by voting no to the change in zoning!!Thank you.
Your Street Address
2120 South Highland Drive SLC, Utah 84106
Referralhttps://sugarhousecouncil.org/new-wells-fargo-rezone-proposal-2024/
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attachments.
From: Paul Ketzle
Sent: Wednesday, September 11, 2024 11:08 AM
To: Hall, Rylee <rylee.hall@slc.gov>
Subject: (EXTERNAL) AGAINST rezoning Wells Fargo block property (re: Case number PLNPCM2023-
00961)
To the members of the Sugarhouse Planning Commission:
As I am unable to attend tonight's meeting, I wanted to write to emphatically voice my
opposition to the proposed rezoning of the Wells Fargo parcel in Sugarhouse to allownew construction over the current 6 stories. As a long-time Sugarhouse resident and
home owner (25 years), we have seen much change of the past decade or so. And
though I recognize the value and necessity of a lot of what we have been doing, we
have always proceeded with an eye to the character of the neighborhood, which isone of Salt Lake's most distinct and attractive. We have seen significant density
increase just over the past couple of years. Whatever one thinks of that rapid pace of
construction, this new proposal would be wildly out of place with even those changes
and drastically remake the face of Sugarhouse center. It is hard to overstate thefundamental alteration of the character of Sugarhouse that such a project would
facilitate.
We all like money, and I appreciate the commissions desire to address housingneeds, but this proposal is massively incongruous with the nature and, frankly, the
vision and goals of our neighborhood and its residents. We cannot be so driven in
pursuit of some aims that we destroy the very community we are trying to sustain.
I am emphatically opposed to this proposal—and I have yet to find any resident who
is in support. Following this path would be deeply, deeply misguided and compromise
the trust we have placed in those on the commission, who are pledged to serve the
interests of the whole community.
Sincerely,Paul Ketzle
2280 Lake Street
SLC, UT 84106
My name is Sheila O'Driscoll.
I have lived in the Sugar House area of Salt Lake City for nearly 40 years.
I served as an interested resident and trustee on the Sugar House Community Council from
1994-2014... 20 years.
During my time on the SHCC we were involved in the renewal and revitalization of the SH
Business District. Our focus was to revitalize areas of the business district with a respect for the
history, sustainability and diversity that was Sugar House.
We spent 7 years working with local developers to create the Sugar House Commons in an effort
to revitalize the business district with height and size appropriate buildings for businesses that
would reflect and maintain the quality of life and sustainability of small business and residential
neighborhoods abutting and adjacent to the SHBD.
During my time as a trustee on the SHCC, we pursued a course to appropriately revitalize the
SHBD that studied other US communities and what they had done successfully to incorporate
appropriate mixed use options.
We could have in the last ten years embraced a path that would value and renew this eclectic
community. It could have included options that would encourage and embrace small business,
affordable housing that would include appropriately high( 4 stories) and economically diverse
housing options that would enable business owners and employees the opportunity to be 24 hours
residents of this area and walk and shop the SHBD. Unfortunately, local and out of state
developers have turned the SHBD south of 2100 East into slot canyons of concrete, cinder block
and mortar. High rise "luxury" condos and apts. that exclude a good portion of the population,
especiallyyoung families, from being able to live and work in the SHBD.
This does NOT have to continue to be the case!
Please DONOT approve the rezoning of the SHBD to include the 15 story high "mixed use"
developments!
This well established community deserves better!
The developers knew what they were buying. They still have options!
1. Redevelop the Wells Fargo Building under current zoning.
2. Do nothing!
3. Sell it.
Sugar House Business District and its surrounding residential community are NOT Chicago,
Cleveland, Portland, or downtown Salt Lake City!
We need to appreciate and it for what is has been and should continue to be!
Do not continue to destroy the quality of life and sustainability of this neighborhood by a proving a
rezone that will continue to ruin Sugar House.
Sincerely,
SK O'Driscoll
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From:Emily Potts
To:Planning Public Comments
Subject:(EXTERNAL) Harbor
Date:Wednesday, September 11, 2024 6:45:48 PM
My name is Emily Potts and I am writing on behalf of the Sugar House
Community to express our deep concerns regarding the proposed high-rise
building in the Wells Fargo space. I am a small business owner located
directly across the street from this proposed lot. Our neighborhood has along-standing history of charm and character that we hold dear, and webelieve that this development poses a serious threat to its preservation.
As a longtime business owner in Sugar House, I have witnessed the gradualchanges in our community over the years. While growth and developmentare essential for a thriving city, I firmly believe that this particular high-
rise building exceeds the reasonable limits for our neighborhood. It risks
altering the special and unique atmosphere that makes Sugar House a
wonderful place to live. It is on a corner too close to single family residents.Let’s keep the taller buildings South of 2100 South.
Our community has already seen significant transformations, and many feel
that we have lost some of the distinctive qualities that once defined us. Weare proud of our neighborhood’s history, its walkable streets, and the sense
of community that has always been a hallmark of Sugar House. Introducing
a high-rise building would disrupt the harmonious balance we have
cherished for generations.
Harbor Bay purchased this lot with the knowledge of it being zoned for 105’.
They have lied and intentionally misled the community of their intentions,
since day 1.
The impact of light on the surrounding properties would be detrimental.
There was a study done at 105’ and it would take away more than 50% of
our light, I can’t even imagine what it would be at 185’.
Sugar House does not have the infrastructure to handle a building of this
size on the corner of 2100 S 1100 e. I attended numerous community
meetings regarding this building and witnessed an outpouring of ofopposition to this proposal. Our community does not support this for so
many reasons.
I kindly request that you consider our plea and vote against the approval of
this high-rise building in our neighborhood. This would help us maintain theintegrity and character of Sugar House while allowing for responsible growththat aligns with our community’s vision.
We are confident that with your support, we can protect the charm andidentity of Sugar House for current and future generations. We understandthe importance of responsible development and progress, and we believe
that this proposal is not in the best interest of our beloved community.
Thank you for your time and attention to this matter. We look forward to yourthoughtful consideration and hope that you will stand with us in preserving
the essence of Sugar House.
Emily PottsOwner Sugar House Coffee
photo
Emily Potts she/her/hersSugar House Coffee
emily@sugarhousecoffee.com | www.sugarhousecoffee.com |
2011 S 1100 E Salt Lake City, Utah 84106
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For
From:Kathy Julian
To:Planning Public Comments
Subject:(EXTERNAL) Sugarhouse
Date:Wednesday, September 18, 2024 9:58:54 AM
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Hello. I am against tall, multi storied buildings in the heart of Sugarhouse. It is being ruined by all the overgrowth
and traffic. Please respect the area and its origins.
Sincerely,
Kathy Julian
A 33 year resident of Sugarhouse
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From:Kelly Hannah
To:Roman, Amanda
Subject:(EXTERNAL) PLNPCM2023-00960 & PLNPCM2023-00961 - Public Comment
Date:Wednesday, September 11, 2024 4:43:32 PM
Salt Lake City is actively in the process of amending and consolidating ourzoning code to allow for new growth and development that is balancedthroughout Salt Lake City, including Sugar House. The current city proposalwould allow for buildings in this MU-11 district to be built up to 125 feethigh, a 19% increase over the current maximum of 105 feet. In practice onthe ground, the vast majority of existing buildings in the current CHSBD-1zone are less than 80 feet tall, providing ample room for new growth &development within the framework of the generous increases in the MU-11zone.
Harbor Bay Ventures has structured their proposed spot zoningamendment to allow them the capacity to build up to 185 feet high(including available incentives: 21A.52).
Harbor Bay Ventures spot zoning amendment request equates to a spot zoningexemption for 1 single developer and 1 single parcel of property. Thisamendment would allow Harbor Bay Ventures to build up to 76% higherthan currently allowed in the CHSBD-1.
The Planning Commission and the City Council are and will beconsidering the approval of a zoning exemption for this one red rectangleparcel in a proposed MU-15 zone as crafted by the developer.
There is room in the proposed MU-11 zone to build more than double theheight of most buildings currently in place in Sugar House.
Why would we consider granting a single private party zoning exemption whenthe current city-wide initiative proposals are already accounting for the healthygrowth and development that our city is demanding?
There is no real tangible community benefit to approving Harbor Bay Venturesrequest for free pass to create and codify their own zoning district request forMU-15, which has been clearly noted in the Planning Commission’s StaffReport, pages 12-14.
Let’s remember that Harbor Bay Ventures clearly bought in to this zone at105 feet.
This zoning amendment request should be denied.
• • • • • • • • • •
Kelly Hannah - Owner/Broker/Realtor - Eightline Real Estate
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MEILEE LLC PO BOX 9041 SALT LAKE CITY UT 84109
KEITH ANTOGNINI 5125 S HIGHLAND DOWN LN HOLLADAY UT 84117
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MICHAEL R KINGSTON; JACQUELINE KINGSTON (JT)3212 S STATE ST SOUTH SALT LAKE UT 84115
SUGARHOUSE FITNESS PROPERTIES LLC 4725 S HOLLADAY BLVD HOLLADAY UT 84117
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DGM PROPERTIES, LLC 5206 S HOLLADAY BLVD HOLLADAY UT 84117
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JONATHAN W RICHARDS; GAIL C RICHARDS (JT)2621 E EVERGREEN AVE MILLCREEK UT 84109
KH TRUST 1134 S DENVER ST SALT LAKE CITY UT 84111
DOROTHEE MARTENS REVOCABLE TRUST 3/18/2014 6249 E MARATHON LN EMIGRATN CYN UT 84108
TRUST NOT IDENTIFIED 4955 S FAIRVIEW DR HOLLADAY UT 84117
ROBERT & SHARLET GILCHRIST FAMILY LIVING TRUST 07/03/2002 1988 S 1100 E 203 SALT LAKE CITY UT 84106
YEEJIN LIM 1988 S 1100 E 204 SALT LAKE CITY UT 84106
MARY PHILLIPS 1988 S 1100 E # 205 SALT LAKE CITY UT 84106
WMH FAM TRUST 1741 E LAIRD AVE SALT LAKE CITY UT 84108
SANDRA OCTAVIANI DARMAWAN 1988 S 1100 E 207 SALT LAKE CITY UT 84106
CAITLIN T LIGHT; LINDA R LIGHT (JT)22 ANCHORAGE ST MARINA DEL REY CA 90292
URBANA PROPERTIES, LLC 4247 S CAMILLE ST HOLLADAY UT 84124
TYLER DALY 1988 S 1100 E 301 SALT LAKE CITY UT 84106
NINETEEN EIGHTY-EIGHT, LLC 1988 S 1100 E 303 SALT LAKE CITY UT 84106
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ERIN K GRANGER 1988 S 1100 E 305 SALT LAKE CITY UT 84106
JAMES DEAN BOND 1988 S 1100 E 307 SALT LAKE CITY UT 84106
MARC GARANT; NATHALIE FORTIN 1988 S 1100 E 308 SALT LAKE CITY UT 84106
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JEFFREY VITEK FAMILY TRUST 12/20/2011 1988 S 1100 E 401 SALT LAKE CITY UT 84106
YUCATAN LLC 540 E NORTHMONT WY SALT LAKE CITY UT 84103
ASHER K TENN-MCCLELLAN 1988 S 1100 E # 403 SALT LAKE CITY UT 84106
JOHN & SHERY ROTH LIVING TRUST 12/07/2004 1607 HOLLY LN DAVIS CA 95616
RAGHU R KRISHNAIAH 423 15TH AVE SAN FRANCISCO CA 94118
JACOB BLANTON 1988 S 1100 E 406 SALT LAKE CITY UT 84106
MELISSA JIMMIE BOURGEOIS 1988 S 1100 E 501 SALT LAKE CITY UT 84106
BRIAN M DIXON 6658 S CARACOL CV COTTONWOOD HTS UT 84121
HANS MICHAEL ERMARTH; BARBARA E WILL (JT)15 WOODCOCK LN ETNA NH 03750
ALYSSA LETTICH 1988 S 1100 E 504 SALT LAKE CITY UT 84106
MICHAEL D LUCIANO 841 THE VILLAGE CIR RALEIGH NC 27615
ALLISON M HOCK 1988 S 1100 E 506 SALT LAKE CITY UT 84106
URBANA ON 11TH CONDOMINIUM OWNERS ASSOCIATION 1988 S 1100 E SALT LAKE CITY UT 84106
AAP LLC 1063 E 2100 S SALT LAKE CITY UT 84106
AAP LLC 1063 E 2100 S SALT LAKE CITY UT 84106
HBV SLC, LLC 3412 COMMERICAL AVE NORTHBROOK IL 60062
DGM PROPERTIES LLC 600 N EASTCAPITOL ST SALT LAKE CITY UT 84103
1049 ASSOCIATES LLC 600 N EASTCAPITOL ST SALT LAKE CITY UT 84103
SUGAR HOUSE PROPERTIES, LLC 600 N EASTCAPITOL ST SALT LAKE CITY UT 84103
STERLING FURNITURE COMPANY 2051 S 1100 E SALT LAKE CITY UT 84106
WPD I TRUST; BD I TRUST 428 W RIVERSIDE AVE #200 SPOKANE WA 99201
LC ROCKWOOD INVESTMENTS ASSOC 5882 S HOLLADAY BLVD HOLLADAY UT 84121
2100 SUGARHOUSE LLC 2121 S MCCLELLAND ST STE 303 SALT LAKE CITY UT 84106
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