HomeMy WebLinkAbout38 of 2025 - Resolution - Exemptions to Station Area Plan RequirementsRESOLUTION OF 2025
FINDING OF IMPRACTICABILITY TO ADOPT STATION AREA PLANS FOR CERTAIN
TRANSIT STATIONS WITHIN SALT LAKE CITY OR WITHIN½ MILE OF THE SALT
LAKE CITY BOUNDARY
WHEREAS, Utah Code 10-9a-403.l requires cities to adopt station area plans for each
transit station that is located within the city or within ½ mile radius of the city; and
WHEREAS, Utah Code Subsection 10.9a.403.1(2)(b )(ii) provides a process for cities to
determine that certain conditions exists that make satisfying a portion or all of the requirements
of Utah Code Subsection 10-9a-403.1(2)(a) impracticable; and
WHEREAS, the Airport, Stadium, Central Campus, Fort Douglas, and University of
Utah Medical Center are located within Salt Lake City; and
WHEREAS, all land within a ½ mile radius from the Airport station is surrounded by
airport facilities and it is impracticable to support the objectives for station area plans outlined in
Utah Code Subsection 10.9 1.403.1; and
WHEREAS, nearly all the land within½ mile radius of the Central Campus, Fort
Douglas, and University of Utah Medical Center stations is considered state lands that are not
subject to Salt Lake City's general plan, moderate income housing plans, or land use regulations
and is therefore impracticable for the city to adopt a station area plan for these stations; and
WHEREAS, the majority of the land surrounding the Stadium Station is state or federally
protected land that is not subject to Salt Lake City's general plan, moderate income housing
plans, or land use regulations and the remainder of the land is all developed, within a national
and local historic district, already zoned for mixed housing types and is therefore impracticable
for the city to adopt a station area plan for this station; and
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WHEREAS, the River Trail station is located outside of the boundaries of Salt Lake City
but within a ½ mile radius of the city where SR-201, a limited access highway, separates the
River station from the land within Salt Lake City and therefore adopting a station area plan for
the land within Salt Lake City that is within ½ mile radius of the station is impracticable; and
WHEREAS, the City Council finds that conditions exist that make satisfying a portion or
all of the requirements of Utah Code Subsection 10-9a-403.1(2)(a) for the Airport, Stadium,
Central Campus, Fort Douglas, University of Utah Medical Center, and River Station
impracticable due to existing development, land ownership, state land exemptions from city’s
general plans and zoning codes, existing entitlements, and other factors as outlined in attachment
A; and
NOW, THEREFORE, be it resolved by the City Council of Salt Lake City, Utah that the
City Council hereby certifies that adopting station area plans for the Airport, Stadium, Central
Campus, Fort Douglas, University of Utah Medical Center, and River Station impracticable as
set forth in Utah Code Subsection 10-9a-403.1(2)(b)(ii).
Passed by the City Council of Salt Lake City, Utah this ___ day of _____________,
2025.
CHRIS WHARTON, CHAIR
ATTEST:
CITY RECORDER
APPROVED AS TO FORM
Salt Lake City Attorney’s Office
Date:___9/25/25_________________________
By: ___________________________________
Courtney Lords, Senior City Attorney
18 November
Courtney Lords, Senior City Attorney
11/21/2025
Chris Wharton (Nov 24, 2025 11:26:00 MST)
Exceptions to Station Area
Plan Requirements
September 25, 2025
Nick Norris, Planning Director Department of Community
and Neighborhoods
2
Introduction
Utah Code section 10-9a-403.1 Station Area Plans, requires the city to adopt Station Area Plans
SAPs) for all fixed guideway public transit stations located within the boundaries of the city.
Furthermore, the code requires an SAP for fixed guideway public transit stations that are located
outside of the boundaries of the city if the ½ mile radius of the station extends into the city. Utah
Code provides exceptions to the SAP requirements in section 10-9a-403.1(2)(b)(ii) when:
A) the municipality has determined that conditions exist that make satisfying a
portion or all of the requirements of Subsection (2)(a) for a station area impracticable,
including conditions that relate to existing development, entitlements, land ownership,
land uses that make opportunities for new development and long-term redevelopment
infeasible, environmental limitations, market readiness, development impediment
conditions, or other similar conditions; and
B) the municipality adopts a resolution describing the conditions that exist to make
satisfying the requirements of Subsection (2)(a) impracticable.
Salt Lake City is seeking an exception to the requirement to develop SAPs under
this section for the following stations located within Salt Lake City, or include a
station area where only a portion of the land is within Salt Lake City:
Airport
Stadium
Central Campus
Fort Douglas
University of Utah Medical Center
River Trail (located in West Valley City)
The following analysis identifies the factors that make creating and adopting a station area
plan impracticable for each station identified above. Each of these stations have several
conditions that would impact the effectiveness and need for Salt Lake City to adopt a SAP.
Summary Table of Stations and Justification for Exceptions
Station Existing
Development
Entitlements Land Ownership Existing land
Uses
Environmental
Limitations
Market
Readiness
Development
Impediments
Other
Airport
Stadium
Central Campus
Fort Douglas
located in WVC)
3
Airport Station
The Airport Station serves the Salt Lake City International Airport. The station is located just
east of the public entrance to the main terminal building. The ½ mile station area for this
location would fall entirely within the operating boundaries of the Salt Lake City International
Airport. This makes realizing any of the objectives for a station area plan in Utah Code 10-9a-
403.1(7) and 10-9a.403.1(8) impracticable.
4
The factors considered in determining if it is impracticable to meet the objectives
required for station area plans are as follows:
Station Existing
Development
Entitlements Land
Ownership
Existing land
Uses
Environmental
Limitations
Market
Readiness
Development
Impediments
Other
Airport
1. Existing Development: the entirety of the station area is located within the
operational area of the Salt Lake City International Airport and there is no opportunity
for other development.
2. Entitlements: all the land within the station area boundary is land used by the airport
and there is no opportunity to entitle land for other uses desired in a SAP other than
employment.
3. Land Ownership: all the land within the station area boundary is owned by Salt Lake
City Corporation for the sole purpose of operating the airport. Much of the land is
restricted to airport-supportive land uses.
4. Environmental Limitations: the air and noise pollution generated by the airport is
not conducive to residential land uses and it is not appropriate for residential land uses
to be located within the station area.
5. Market Readiness: the land is public land used exclusively for the operations and
ancillary needs of the airport. It cannot be marketed for other types of development.
6. Development Impediments: All land within ½ mile from the station is used for
airport operations and justifiably impedes other types of development.
5
Stadium Station
The Stadium station is located on the edge of the University of Utah, adjacent to the University
Local Historic District. Approximately half of the land within this station area is occupied by
institutional uses on land that is not subject to local land use regulations or that is deed-
restricted by the federal government for specific uses. The remaining land in the station area is
in a national historic district and about one quarter of the land is within a local historic district.
National district designation provides financial benefits for property owners to maintain the
historic nature of their property. Local district designation requires landowners to obtain
approvals for any exterior change to the property and prohibits the demolition of historic
buildings except when prohibiting demolition results in a regulatory taking of private property.
6
The factors that were considered in determining if it is impracticable to meet the
objectives required for SAPs are as follows:
Station Existing
Development
Entitlements Land
Ownership
Existing land
Uses
Environmental
Limitations
Market
Readiness
Development
Impediments
Other
Stadium
1. Existing Development: Nearly all the land within ½ mile radius is developed or not
subject to the city’s general plan or land use regulations because it is state land or
federally restricted land. About 50% of the land is in a national historic district, with half
of that land in a local historic district. This limits the ability and desirability of
redeveloping land in the area. Despite this, the land that is subject to the city’s zoning
regulations include nearly 3,000 dwelling units with densities as high as 190 dwelling
units per acre on some blocks.
2. Entitlements: Entitlement to increase the density would be limited to those properties
that do not contain a historic building. Half of the land is not subject to local land use
regulations and is owned by the University of Utah. Some of the land includes deed
restrictions established by the United States Government when the land was transferred
from federal ownership to private ownership. The deed restrictions restrict the use to
the current uses and would require federal legislation to change.
3. Land Ownership: Most of the area consists of relatively small parcels (under 7,000
square feet). As a result, there are hundreds of property owners of small lots that make it
challenging to assemble land to building higher densities.
4. Existing Land Uses: Due to the existing land uses and development patterns,
opportunities for new development and long-term redevelopment are infeasible. The
institutional uses on the eastern half of the station area make redevelopment infeasible
because the lands are occupied by the University of Utah, a private cemetery, and
private educational facilities that are unlikely to change or that are not subject to local
land use regulations, which makes implementation by the City impracticable.
5. Other: Less than 180 acres of land within the ½ mile radius is subject to the city’s
general plan and development regulations. Approximately 77% of the land is public
rights of way, state owned or federally restricted land. There is less than one acre of
undeveloped land within the station area. The limits on the applicability of the zoning
regulations makes it impracticable to achieve all of the objectives required in Utah Code
10-9a-403.1 for station area plans.
7
Central Campus Station Area
The Central Campus Station is located on South Campus Drive on the University of Utah
Campus. Nearly all the station area is occupied by the University of Utah, the LDS Church
Institute, the Federal Government, or public recreation facilities. The exceptions are small
pieces where private student housing has been built and is under construction. Only the
properties owned by the LDS Church are subject to city zoning regulations.
8
The factors considered in determining if it is impracticable to meet the objectives
required for SAPs are as follows:
Station Existing
Development
Entitlements Land
Ownership
Existing land
Uses
Environmental
Limitations
Market
Readiness
Development
Impediments
Other
Central
Campus
1. Existing Development: Nearly all the land within the station area is occupied by the
University of Utah or the Federal Government. The land that is not Federal or Utah land
contains student housing that is under construction, religious uses, and recreational
facilities owned by Salt Lake City.
2. Entitlements: There is no private land that can be entitled beyond the current
entitlement within the station area. The city cannot entitle development on land that is
not subject to the city’s plans or land use regulations.
3. Land Ownership: The only land in the station area not owned and occupied by a
public institution or a religious institution is a student housing project that was recently
completed. This land is also deed restricted for student housing.
4. Existing Land Uses: Land uses that make opportunities for new development and
long-term redevelopment infeasible. The land in the station area is occupied by large
institutional land uses that are not likely to change in the future.
5. Development Impediments: Items 1-4 above all create development impediments.
9
Fort Douglas Station
The Fort Douglas Station is located on the eastern side of the University of Utah Campus on
Mario Capecchi Drive. Nearly 100 percent of the land within ½ mile of this station is owned by
the University of Utah or the Federal Government, except for a small piece that is currently
under construction for student housing and land owned by the LDS church.
10
The factors considered in determining if it is impracticable to meet the objectives
required for SAPs are as follows:
Station Existing
Development
Entitlements Land
Ownership
Existing land
Uses
Environmental
Limitations
Market
Readiness
Development
Impediments
Other
Fort
Douglas
1. Existing Development: Nearly all the land within the station area is occupied by the
University of Utah or the Federal Government. The land that is not Federal or Utah land
contains student housing that is under construction, religious uses, and recreational
facilities owned by Salt Lake City.
2. Entitlements: There is no private land that can be entitled beyond the current
entitlement within the station area. The city cannot entitle development on land that is
not subject to the city’s plans or land use regulations.
3. Land Ownership: The only land in the station area not owned and occupied by a
public institution or a religious institution is a student housing project that was recently
completed. This land is also deed restricted for student housing.
4. Existing Land Uses: Land uses that make opportunities for new development and
long-term redevelopment infeasible. The land in the station area is occupied by large
institutional land uses that are not likely to change in the future.
5. Development Impediments: Items 1-4 above all create development impediments.
11
University of Utah Medical Center
The University of Utah Medical Center Station is located on Mario Capecchi Drive and
approximately 50 South. The station primarily serves the University of Utah Hospital, medical
campus, Primary Children’s Hospital, and student housing located on portions of land formerly
occupied by Fort Douglas. Approximately 4o acres of land is privately owned in the Federal
Heights Neighborhood. Smaller amounts of land are owned by Salt Lake City Public Utilities.
12
The factors considered in determining if it is impracticable to meet the objectives
required for SAPs are as follows:
Station Existing
Development
Entitlements Land Ownership Existing land
Uses
Environmental
Limitations
Market
Readiness
Development
Impediments
Other
U of U
Medical
1. Existing Development: Nearly all the land within the station area is occupied by the
University of Utah. The private land is occupied by single family homes and institutional
uses.
2. Entitlements: There is no private land that can be entitled beyond the current
entitlement within the station area. The city cannot entitle development on land that is
not subject to the city’s plans or land use regulations.
3. Land Ownership: the only land in the station area not owned and occupied by a
public institution is in a developed neighborhood with no opportunity for
redevelopment to different land uses.
4. Existing Land Uses: Land uses that make opportunities for new development and
long-term redevelopment infeasible. The land in the station area is occupied by large
institutional land uses that are not likely to change in the future. The private land in the
station area has been subdivided into relatively large, single-family dwellings that are
not likely to be redeveloped into a different type of land use.
5. Development Impediments: Items 1-4 create impediments for development.
13
River Trail Station
The River Trail Station is located at approximately 2320 South and 1070 West located in West
Valley City. Less than 6% of the land within the ½ mile station area is located within Salt Lake
City. SR 201 separates the land within Salt Lake City boundaries and the River Trail Station,
with the only connection a portion of the Jordan River Parkway Trail. The length of the trail
from the station to the closest point in Salt Lake City is approximately 0.7 miles. This is
14
generally outside of the distance that is considered walking distance to transit and is greater
than the ½ mile radius distance from the station.
The factors considered in determining if it is impracticable to meet the objectives
required for SAPs are as follows:
Station Existing
Development
Entitlements Land
Ownership
Existing land
Uses
Environment
al Limitations
Market
Readiness
Development
Impediments
Other
River Trail
located in
1. Existing Development: The location of SR-201 separates the station from the land
that is located within Salt Lake City. In addition, all the land within Salt Lake City is
already developed.
2. Existing Land Uses: All the land that is in Salt Lake City and within the ½ mile
radius of the station is currently developed as light industrial and manufacturing. The
zoning of the land does allow housing, and a townhome development has been approved
on the north side of 2100 South but has not been constructed. The land on the south
side of 2100 South is not likely to be redeveloped in the future. The proximity and
impact of SR-201 make the area less than ideal for housing and unlikely to benefit from
being within ½ mile of the station due to SR-201 blocking connectivity.
Area highlighted in blue in the above image is within Salt Lake City
15
3. Environmental Limitations: The Jordan River and the Salt Lake Surplus Canal runs
through the station area. The Surplus Canal is a Salt Lake County Flood Control facility
that prevents the Jordan River from flooding and includes a levee to reduce the risk of
flooding. The toe of the levee encroaches onto private property in some locations within
the station area, which requires an additional setback from the levee. The Jordan River
requires a 50-foot setback from the high-water line of the river, which restricts land
from being furthered developed, and an additional 50 feet of setback that limits
development.
4. Development Impediments: The development of the land that is within Salt Lake
City is separated from the River Trail Station by SR 201, a limited accessway freeway
that prohibits the connection of surface streets to the station. The only connection is a
segment of the Jordan River Trail that would result in 0.7 mile walk from where the trail
intersects 2100 South. This is generally considered outside of the distance that someone
is willing to walk to access transit.
The lack of connectivity to the station is an impediment that limits new development
from being considered “transit-oriented” and taking advantage of being within walking
distance of transit and limits mobility within and through the station area. The area
lacks any sort of street connectivity, with only 2100 South and 1040 West (a local street)
running through the station area within the city.
5. Other: Vehicle Infrastructure: The presence of SR-201 significantly impacts the
ability of any future development within SLC in this station area from taking advantage
of the proximity to the River Trail Station. The SR-201 right of way is over 200 feet wide
in this area and creates significant air and noise pollution. This creates an inhospitable
condition for residential use and is not an appropriate location for high density housing.
The impact of SR-201 would prevent the city from developing a station area plan that
satisfies the following objectives found in Utah Code 10-9a-403.1(7)
Promote sustainable environmental conditions;
Enhance access to opportunities; and
Increase transportation choices and connections.
Resolution 38 of 2025 Station Area Plan
Exception
Final Audit Report 2025-11-24
Created:2025-11-21
By:STEPHANIE ELLIOTT (STEPHANIE.ELLIOTT@slc.gov)
Status:Signed
Transaction ID:CBJCHBCAABAAY-OTUhH42o3i23hhjP5UUgyCA_K3kys6
"Resolution 38 of 2025 Station Area Plan Exception" History
Document created by STEPHANIE ELLIOTT (STEPHANIE.ELLIOTT@slc.gov)
2025-11-21 - 6:45:52 PM GMT
Document emailed to Courtney Lords (Courtney.Lords@slc.gov) for signature
2025-11-21 - 6:52:07 PM GMT
Email viewed by Courtney Lords (Courtney.Lords@slc.gov)
2025-11-21 - 6:54:36 PM GMT
Document e-signed by Courtney Lords (Courtney.Lords@slc.gov)
Signature Date: 2025-11-21 - 6:55:13 PM GMT - Time Source: server
Document emailed to Chris Wharton (chris.wharton@slc.gov) for signature
2025-11-21 - 6:55:21 PM GMT
Email viewed by Chris Wharton (chris.wharton@slc.gov)
2025-11-22 - 7:45:48 AM GMT
Document e-signed by Chris Wharton (chris.wharton@slc.gov)
Signature Date: 2025-11-24 - 6:26:00 PM GMT - Time Source: server
Document emailed to Keith Reynolds (Keith.Reynolds@slc.gov) for signature
2025-11-24 - 6:26:07 PM GMT
Email viewed by Keith Reynolds (Keith.Reynolds@slc.gov)
2025-11-24 - 6:26:13 PM GMT
Document e-signed by Keith Reynolds (Keith.Reynolds@slc.gov)
Signature Date: 2025-11-24 - 6:33:55 PM GMT - Time Source: server
Agreement completed.
2025-11-24 - 6:33:55 PM GMT