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HomeMy WebLinkAboutCouncil Provided Information - 1/7/2024CITY COUNCIL OF SALT LAKE CITY 451 SOUTH STATE STREET, ROOM 304 P.O. BOX 145476, SALT LAKE CITY, UTAH 84114-5476 SLCCOUNCIL.COM TEL 801-535-7600 FAX 801-535-7651 COUNCIL STAFF REPORT CITY COUNCIL of SALT LAKE CITY TO:City Council Members FROM:Brian Fullmer Policy Analyst DATE:January 7, 2025 RE: 238 South Concord Street and 1255 West Pierpont Avenue Zoning Map Amendment PLNPCM2024-00389 BRIEFING UPDATE During the November 19, 2024 briefing, a Council Member asked what price point for the proposed homes. The applicant said it hasn’t been determined yet, but he wants to keep them affordable. No other Council Members had any questions or expressed concerns. The following information was provided for November 19, 2024 Council meeting. It is included again for background purposes. The Council will be briefed about a proposal to amend the zoning map for abutting properties at 238 South Concord Street and 1255 West Pierpont Avenue in City Council District Two from their current R-1/5,000 (single-family residential) zoning to RMF-30 (low-density multi-family residential). Combined, the properties total approximately 0.25 acres. A single-family home is on the Concord Street parcel which the owners stated they would like to retain. However, the home’s foundation was damaged in the 2020 earthquake and repairs may be cost prohibitive. In that case, the home would be removed as part of the site redevelopment. The Pierpont Avenue parcel is vacant. This proposed zoning map amendment was reviewed by the Planning Commission at its August 14, 2024 meeting and a public hearing was held at which no one spoke. Planning staff recommended and the Commission voted unanimously to forward a positive recommendation to the City Council. Item Schedule: Briefing: November 19, 2024 Set Date: December 3, 2024 Public Hearing: January 7, 2025 Potential Action: January 21, 2025 Page | 2 As shown in the map below, area zoning is R-1/5,000 and predominantly single-family homes, though there are several legal, non-conforming multi-family uses in the vicinity with R-1/5,000 zoning. Area zoning map with the subject parcels outlined in blue. Image courtesy of Salt Lake City Planning Division. Goal of the briefing: Review the proposed zoning map amendments, determine if the Council supports moving forward with the proposal. POLICY QUESTION 1. The Council may wish to ask the applicant what the anticipated selling price of proposed units at this site would be, depending on dwelling type. Page | 3 ADDITIONAL INFORMATION Amending the zoning map as requested would increase development potential of the properties. Under current R-1/5,000 zoning, a single-family home and a detached accessory dwelling unit could be built on each of the subject parcels. The applicant’s stated objective is to construct five to seven family-sized for sale units on the property. Smaller minimum lot sizes allowed under the proposed RMF-30 zoning would accommodate a modest density increase and provide options for additional housing types such as attached single-family, cottage, and tiny homes. The subject zoning map amendment petition was deemed complete before the City Council adopted the community benefit policy on March 5, 2024, so the petition is not subject to the new ordinance. The Council is only being asked to consider rezoning the property. No formal site plan has been submitted to the City nor is it within the scope of the Council’s authority to review the plans. Because zoning of a property can outlast the life of a building, any rezoning application should be considered on the merits of changing the zoning of that property, not simply based on a potential project. KEY CONSIDERATIONS Planning staff identified three key considerations related to the proposal which are found on pages 3-7 of the Planning Commission staff report and summarized below. For the complete analysis, please see the staff report. Consideration 1 – How the Proposal Helps Implement City Goals & Policies Identified in Adopted Plans Planning staff reviewed how the proposal aligns with Plan Salt Lake and the Westside Master Plan. They found that the proposed zoning map amendment supports initiatives in the plans that call for promoting infill and redevelopment of underutilized land, increasing the number of medium-density housing types and options, and enabling moderate density increases within existing neighborhoods, among others. Consideration 2 – Neighborhood Context When Interstate-80 was constructed, it divided neighborhoods, including Poplar Grove. Pierpont Avenue was built parallel to the interstate, but no homes front on the street, and it appears to be a frontage road. The applicant provided photographs showing broken vehicle windows, drug paraphernalia, and arson on the land between the freeway and Pierpont Avenue. Their intent is to create a development that increases activity on the street, and hopefully reduces unwanted activity. Smaller lot sizes noted above would allow more housing units to front Pierpont Avenue than could be built under the current zone. The nearby neighborhood node at 400 South and Concord Street provides access to grocery stores, a restaurant, auto repair, and a laundromat that serve the surrounding community. In addition, the subject properties are within walking distance of Sherwood Park, the Jordan River trail, Franklin Elementary School, and the Lied Boys and Girls Club. Planning staff stated, “The small-scale nature of the RMF-30 district would allow a development that fits within the existing fabric of the community while providing more diverse housing options for families.” Consideration 3 – Development Potential Comparison R-1/5,000 vs RMF-30 As noted above, the main difference between the current and proposed zones is allowed use. With smaller minimum lot sizes, a variety of housing types including tiny homes, twin homes, single-family attached, and multi-family dwellings are permitted within RMF-30. As mentioned above, R-1/5,000 zoning would allow a single-family home with a detached accessory dwelling unit on each parcel for a total of four units. Page | 4 Design standards in the RMF-30 zoning district help ensure that new development is a similar scale and compatible with existing the current low-density development pattern in the neighborhood. Attachment D (pages 47-49) of the Planning Commission staff report includes a table comparing the zoning districts. It is replicated below for convenience. R-1/5,000 (Current)RMF-30 (Proposed) Maximum Building Height 28 feet 16 feet for tiny houses. 30 feet for all other structures. Minimum Lot Size 5,000 square feet 1,500 square feet per unit for cottages and tiny houses. 2,000 square feet per unit for other residential uses. 5,000 square feet per unit for non-residential uses. Maximum Lot Size 7,500 square feet No maximum Lot Width Minimum 50 feet No minimum Lot Width Maximum No maximum 110 feet Minimum Front Yard Average of block face or 20 feet. Average of block face or 20 feet. Minimum Corner Side Yard 10 feet 10 feet Minimum Interior Side Yard Four feet on one side, and 10 feet on the other. Single and two-family: four feet on one side, and 10 feet on the other. Row houses: four feet. Sideways row houses: six feet on one side, and 10 feet on the other. Cottages and tiny homes: four feet. Multi-family structures: 10 feet. Minimum Rear Yard 25% of lot depth or 20 feet.20% of lot depth, not to exceed 25 feet. Page | 5 Maximum Dwelling Units Per Form -Eight multi-family units. Eight cottage units (per development) Six row homes. Landscape Yard -Front and corner side yards. Landscape Buffers -10 feet for multi-family, row house, and non-residential uses. Design Standards Building Materials: Ground Floor -50% Building Materials: Upper Floors -50% Glass: Ground Floor -20% Glass: Upper Floors -15% Building Entrances -X Blank Wall: Maximum Length -15 feet Screening of Mechanical Equipment -X Screening of Service Areas -X Entry Features -X Analysis of Standards Attachment E (pages 50-52) of the Planning Commission staff report outlines zoning map amendment standards that should be considered as the Council reviews this proposal. The standards and findings are summarized below. Please see the Planning Commission staff report for additional information. Factor Finding Whether a proposed map amendment is consistent with the purposes, goals, objectives, and policies of the city as stated through its various adopted planning documents. Complies Page | 6 Whether a proposed map amendment furthers the specific purpose statements of the zoning ordinance. Complies The extent to which a proposed map amendment will affect adjacent properties Complies Whether a proposed map amendment is consistent with the purposes and provisions of any applicable overlay zoning districts which may impose additional standards. Complies The adequacy of public facilities and services intended to serve the subject property, including, but not limited to, roadways, parks and recreational facilities, police and fire protection, schools, stormwater drainage systems, water supplies, and wastewater and refuse collection. Complies City Department Review During City review of the petitions, no responding departments or divisions expressed concerns with the proposal but stated additional review, permits, and utility upgrades would be required if the property is developed. PROJECT CHRONOLOGY • April 3, 2024 – Application for zoning map amendment received by Planning Division. • April 18, 2024 – Petition assigned to Olivia Cvetko, Principal Planner. • April 23, 2024 – o 45-day notice sent to recognized community organizations. o Early notification announcement sent to residents and property owners within 300 feet of the project site. • April 24, 2024 – Applicant presented the proposal to the Poplar Grove Community Council. No comments or concerns were voiced by attendees. The community council is supportive of the proposed zoning map amendment. • April 29, 2024 – The proposal was posted for an online open house. • June 18, 2024 – Public hearing notice posted on property. • July 31, 2024 – o Public hearing notice mailed and posted on City and State websites, and Planning Division listserv. o Public hearing notice mailed. • August 14, 2024 – The Planning Commission reviewed the proposal and held a public hearing. The Commission voted unanimously to forward a positive recommendation of approval as proposed. • August 27, 2024 – Ordinance requested from City Attorney’s Office. Page | 7 • September 11, 2024 – Planning received signed ordinance from the Attorney’s Office. • October 31, 2024 – Transmittal received in City Council Office.