Loading...
HomeMy WebLinkAboutCouncil Provided Information - 5/19/2026CITY 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:May 19, 2026 RE: Zoning Map Amendment at 2260, 2270, and 2290 East 1300 South PLNPCM2025-00558 PUBLIC HEARING UPDATE Three people spoke at the March 24, 2026 public hearing. One expressed concern with the traffic study not including Laird Way, and cycling was not discussed. Additionally, the commenter noted that the study was conducted in 2020 when traffic counts were not typical. Other commenters were generally supportive of the proposal if unknowns related to ingress/egress and parking are addressed. They expressed appreciation for the developer’s willingness to engage with the community. Council Member Dugan worked with the developer on details of a development agreement. The conditions outlined in the ordinance include: The developer will provide one three-bedroom, and two-two-bedroom units to be offered for sale to those earning a maximum of 80% area median income. The above-mentioned units may be located on the subject properties and/or the adjacent property at 1310 South 2300 East. The developer will provide relocation assistance to tenants displaced by demolition of the current housing units as required in City code. The community benefit of affordable units cannot be used toward future affordable housing zoning incentives applications to the City. The developer will provide a minimum $25,000 contribution to right-of-way improvements along 1300 South. Item Schedule: Page | 2 The following information was provided for previous Council meetings. It is included again for background purposes. BRIEFING UPDATE During a February 17, 2026 briefing parking for the proposed development and traffic it generates were discussed. The applicant stated that all parking will be on the premises with dedicated spaces for each unit. There are three ingress/egress locations proposed. One each on 1300 South, 2300 East, and Foothill Drive. This is intended to minimize traffic impact on all the streets surrounding the site. The Council clarified that if the existing homes are demolished and the proposed development isn’t constructed, replacement housing units will be required. ISSUE AT A GLANCE The Council will be briefed about a proposal to amend the zoning map for parcels at 2260 East, 2270 East, and 2290 East 1300 South in City Council District Six from their current R-1/7,000 (Single-family Residential) zoning designation to MU-3 (Mixed Use 3). The properties are between Foothill Drive and 2300 East. Each has a single-family dwelling currently used as rental housing. Amending the zoning map for the subject properties would result in consistent zoning for all properties bordered by Foothill Drive, 1300 South, and 2300 East. The petitioner submitted concept development plans that include consolidating the lots and constructing a total of 26 two- to three-bedroom for sale residential units consisting of 8 townhomes and 18 condominiums. The proposed plans call for approximately 12 of the units (8 townhomes and 3-4 condominiums) to be constructed on the subject properties and the rest on MU-3 zoned property to the south that is currently used as a surface parking lot as shown in the image below. Under the proposal a minimum of three units, or 10% of the total number of units (whichever is greater) would be offered to buyers at 80% of area median income (AMI) as a community benefit. These units would be constructed within the boundaries of the proposed zoning map amendment. The Planning Commission reviewed the proposed zoning map amendment during its November 12, 2025 meeting and held a public hearing at which seven people spoke sharing concerns about increased traffic and pedestrian safety, changes to the neighborhood character, and preserving the Donner Trail. Planning staff recommended and the Commission voted unanimously to forward a positive recommendation to the City Council with condition that the applicant enter into a development agreement with the City that includes the following: Replacement housing to be provided as outlined in 21A.50.050.E A minimum of three housing units, or 10% (whichever is greater) built on the site be offered for sale to those earning at or below 80% AMI. Affordable units on the site shall not be used to count toward eligibility requirements of any future affordable housing zoning incentive applications to the City. The developers are to provide relocation assistance to any tenants displaced by demolition of the existing housing units on the subject properties as specified in 21A.50.050.D. The Commission also suggested that the Council review whether the proposal meets components of Thriving in Place. Goal of the briefing: Review the proposed zoning map amendments, determine if the Council supports moving forward with the proposal. Page | 3 POLICY QUESTIONS 1. The Council may wish to ask the Administration if the Affordable Housing Incentives may impact this petition or development potential on the property. Concept site plan showing subject properties outlined in red, and adjacent property not included in the proposed rezone but part of the development outlined in yellow. Image courtesy of applicant and Salt Lake City Planning Division Page | 4 Area zoning map with subject properties in yellow. Image courtesy of Salt Lake City Planning Division ADDITIONAL INFORMATION Some Council Members may recall a 2024 proposal to rezone the subject properties from R-1/7,000 to CB (Community Business) which is what property to the south was zoned at the time. CB zoning was changed to MU-3 as part of the July 2025 mixed use consolidation. The Council denied the request because it did not provide affordable housing as a community benefit. Adjacent properties to the south and west are zoned MU-3 and include a parking lot, gas station/fast food restaurant, a two-story restaurant and office building, and a three-story hotel. Properties on the north side of 1300 South are zoned R-1/12,000 and include single-family homes. A cemetery zoned OS (Open Space) is on the east side of 2300 East. The Foothill Village shopping center is on the west side of Foothill Drive and is zoned MU-5 (Mixed Use 5). It is important to note that if the zoning map amendment is adopted by the Council there is no guarantee the proposed development will be constructed. The property could be redeveloped with any use allowed within the zone or sold to another party. The proposed community benefits will be memorialized and recorded in a development agreement that runs with the land. If the property is developed with another use or sold, the property owner will need to amend the terms of the development agreement. The Council is only being asked to consider rezoning the property. 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 Page | 5 Planning staff identified three key considerations related to the proposal which are found on pages 7-16 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 and Policies Identified in Adopted Plans Plan Salt Lake, East Bench Master Plan, Housing SLC and Thriving in Place. It has the potential to increase moderate-density housing in a neighborhood with existing infrastructure. Combining the parcels with adjacent parcels already zoned MU-3 would allow cohesive development for the block and vehicular access from a key intersection on Foothill Drive. Consideration 2 – Community Benefit Consideration 3 – Neighborhood Impacts. Parking and Traffic Salt Lake City code) Building Height Page | 6 Neighborhood Character All abutting properties are currently zoned MU-3 and the proposed rezone would allow moderately larger scale development on the site. Properties to the north directly across 1300 South face Laird Avenue with driveways and garages facing 1300 South. This would further minimize impact on those if the subject site were redeveloped with allowed additional height. DEVELOPENT STANDARDS COMPARISON The following table compares building height, setbacks, and other requirements for the current R-1/7,000 and proposed MU-3 zoning districts. R-1/7,000 (Current)MU-3 (Proposed) Maximum Building Height 28 feet for pitched roofs or average of block face. 20 feet for flat roofs. 20-foot maximum exterior wall height adjacent to interior side yards. Urban house, Two-family, Cottage: 35 feet. Row house: 35 feet Multi-family residential, Vertical mixed use, Storefront: 35 feet (additional five feet through design review). Front/Corner Side Yard Setbacks All uses: average of buildings on block face or 20 feet where none exist. (All required front and corner side yards shall be maintained as landscape yards in conformance with the requirements of chapter 21A.48.) Urban House, Two-Family Dwelling and Cottage: Minimum 5 feet Row House: Minimum 5 feet Multifamily Residential, Vertical Mixed Use, and Storefront: Minimum 5 feet Exception: Roof coverings for outdoor dining may encroach into the required setback (Provided yards exceeding the minimum requirement shall be maintained as landscape yards, subject to 21A.48.060.C) Interior Side Yard Setbacks All Uses: Corner Lots: Minimum 6 feet Interior Lots: Minimum 6 feet on one side, 10 feet on the other. Urban House, Two-Family Dwelling and Cottage: Min. 4 feet Row House: Min. 4 feet Multifamily Residential, Vertical Mixed Use, and Storefront: No minimum. Rear Yard Setback All Uses: Minimum 25 feet Urban House, Two-Family Dwelling and Cottage: Minimum 10 feet Row House: Minimum 10 feet Multifamily Residential, Vertical Mixed Use, and Storefront: No minimum. Buffer Yard N/A 10-foot-wide landscape buffer required when abutting single and two family, foothill and special development residential zoning districts. Page | 7 Lot Size Municipal Services, open space, trails, utility lines: No minimum required. Places of worship less than 4 acres in size: Minimum 12,000 square feet. All other permitted and conditional uses: Minimum 7,000 square feet. Urban House, Two-Family Dwelling and Cottage: No minimum required Row House: No minimum required Multifamily Residential, Vertical Mixed Use, and Storefront: No minimum required Lot Width Municipal Services, open space, trails, utility lines: No minimum required. Places of worship less than 4 acres in size: Minimum 80 feet All other permitted and conditional uses: Minimum 50 feet All building forms: No minimum required. Maximum lot width of 110 feet. This standard may be modified through the Design Review process (21A.59) or Planned Development process (21A.55) subject to Planning Commission review and approval. Building Size Limits N/A All building forms: Maximum of 7,500 square feet of floor area on the first floor. Maximum of 15,000 square feet of floor area overall. Buildings in excess of 7,500 square feet of floor area on the first floor or in excess of 15,000 gross square feet of floor area overall shall only be allowed through the design review process. Includes additions that bring the floor area above the maximum thresholds. An unfinished basement used only for storage or parking shall be allowed in addition to the total square footage. Building Form Separation N/A Urban House, Two-Family Dwelling and Cottage: 6 foot separation required when multiple building forms are located on a single lot. Row House: 6 foot separation required when multiple building forms are located on a single lot. Multifamily Residential, Vertical Mixed Use, and Storefront: N/A Open Space Area N/A All building forms: Minimum of 10% of lot area. May include landscape yards, patios, dining areas, common balconies, rooftop gardens, and other similar outdoor living spaces. • A minimum of 20% of open space area shall include vegetation. • At lease one open space area shall have a minimum dimension of 15 feet by 15 feet. • Open space areas greater than 500 square feet are required to include one Page | 8 usable element as specified in 21A.25.010.D Mid-Block Walkway N/A All building forms: Midblock walkway required when identified in applicable City adopted plan. Compatibility N/A All building forms: Proposals subject to design review: The proposed height and width of new buildings and additions shall be visually compatible with buildings found on the block face. Vehicular Access N/A Multifamily Residential, Vertical Mixed Use, and Storefront: If subject to design review: New buildings and additions shall provide a continuous street wall of buildings with minimal breaks for vehicle access. Façade Design N/A Multifamily Residential, Vertical Mixed Use, and Storefront: If subject to design review: Façade treatments shall be used to break up the mass of larger buildings, so they appear to be multiple, smaller-scale buildings. Varied rooflines, varied facade planes, upper story step backs, or lower building heights for portions of buildings next to zoning districts with a maximum height of 30 feet or less may be used to reduce the apparent size of the building. Stepbacks N/A Multifamily Residential, Vertical Mixed Use, and Storefront: If subject to design review: When abutting single-story development or a public street the planning commission may require that any story above the ground story be stepped back from the building foundation at grade to address compatibility issues with the other buildings on the block face and/or uses. Off-Street Parking and Loading (21A.44.040.A) Parking Context: General Single Family Detached: Minimum 2 spaces per dwelling unit (DU) Other Uses: Parking requirements vary depending on use as identified in 21A.44.040.A. Parking Context: Neighborhood Center Single Family Attached/Detached: Minimum: 2 spaces per DU Maximum: 4 spaces per DU Twin Home: Minimum 1 space per DU Maximum: 4 spaces per DU Two-family: Minimum 1 space per DU Maximum: 4 spaces per DU Multifamily: Minimum: Studio and 1+ bedrooms: 1 space per DU Page | 9 Maximum: Studio & 1 Bedroom: 2 spaces per DU 2+ bedrooms: 3 spaces per DU Other Uses: Parking requirements vary depending on use as identified in 21A.44.040.A. Bike Parking: 1 per 4 DU MU-3 Applicable Design Standards (Table 21A.373060.B) Note: R-1/7,000 zone is not subject to design standards Requirement Urban House, Two- Family Dwelling and Cottage Rowhouse Multi-Family Residential, Vertical Mixed Use, and Storefront Ground Floor Use (21A.37.050.A) % of ground-floor façade length (excluding parking access) must consist of a use other than parking must occupy at least: 75%75%75% Building Materials, ground floor (21A.37.050.B.1) % of street-facing facades must be clad in durable materials (excluding doors and windows) N/A 50 70 Building Materials, upper floors (21A.37.050.B.2) % of street-facing facades must be clad in durable materials (excluding doors and windows) N/A 50 70 Glass: ground floor (21A.37.050.C.1) % of street-facing façades must have transparent glass N/A 15 15 Glass: upper floor (21A.37.050.C2) % of street-facing façades must have transparent glass N/A 15 15 Reflective Glass (21A.37.050.C3) Maximum percentage of reflective glass, which creates a mirror like appearance N/A 0 0 Building Entrances (21A.37.050.D) X (Subject to Requirement)X Every 40 feet Page | 10 A least one pedestrian building entrance provided Page | 10 along each street facing façade. At least one pedestrian building entrance required for residential units along the street. Each street facing entrance shall include a permitted entry feature. Blank Wall Maximum Length (21A.37.050.E) N/A 15 15 Maximum Length of Street- facing Façade (21A.37.050.F) N/A 110 110 Lighting: exterior (21A.37.050.H) All proposed exterior lighting must be shielded and directed downward. X X X Lighting: Parking Lot (21A.37.050.I) All lighting for parking lots cannot exceed 16 feet in height and must be directed downward when adjacent to a residential zoning district. X X X Screening of Mechanical Equipment (21A.37.050.J) All mechanical equipment must be screened from view. X X X Screening of Service Areas (21A.37.050.K) Screened from public view. X X X Parking Garages or Structures (21A.50.050.L) Parking garages and structures subject to specific design requirements. N/A N/A X Public Improvements (21A.50.050.M) Subject to minimum sidewalk width requirements (6 feet), streetlighting and applicable public right of way improvements. X X Page | 11 Analysis of Standards Attachment E (pages 67-71) 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 and helps implement the purposes, goals, objectives, and policies of the city as stated through its various adopted planning documents. Complies Whether a proposed map amendment furthers the specific purpose statements of the zoning ordinance. Complies The extent to which a proposed map amendment will affect adjacent and nearby properties due to the change in development potential and allowed uses that do not currently to the property. Minimal impact 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. Some City public facilities and services may need to be upgraded and improved if the density changes or if land use changes to a more intense use. The status of existing transportation facilities, any planned changes to the transportation facilities, and the impact that the proposed amendment may have on the City’s ability, need, and timing of future transportation improvements. Adequate transportation facilities to support additional growth. The proximity of necessary amenities such as parks, open space, schools, fresh food, entertainment, cultural facilities, and the ability of current and future residents to access these amenities without having to rely on a personal vehicle. Site has easy access to these amenities without reliance on a personal vehicle. The potential impacts to public safety resources created by the increase in development potential that may result from the proposed amendment. Public safety resources are adequate. Page | 12 The potential for displacement of people who reside in any housing that is within the boundary of the proposed amendment and the plan offered by the petitioner to mitigate displacement. Potential loss of three dwelling units and displacement of tenants. Petitioner will work with tenants and provide relocation assistance. The potential for displacement of any business that is located within the boundary of the proposed amendment and the plan offered by the petitioner to mitigate displacement. N/A No businesses are located on the properties. The community benefits that would result from the proposed map amendment as identifies in 21A.50.050.C 10% of units will be available to those earning 80% AMI. City Department Review During City review of the petitions, no responding departments or divisions expressed concerns with the proposal but stated additional review and permits would be required if the property is developed. PROJECT CHRONOLOGY • May 30, 2025 – Petition for zoning map amendment accepted by Planning Division. • June 6, 2025 – Petition assigned to Brooke Olson, Senior Planner. • July 9, 2025 – o Notice sent to East Bench Community Council. o Early notification sent to property owners and tenants within 300 feet of the subject properties. o Proposal posted for an online open house. • July 16, 2025 – Early notification posted on the properties by the applicant. • August 21, 2025 – Applicant presented at the East Bench Community Council meeting. • August 23, 2025 – 45-day comment period ended. • October 8, 2025 – MU zoning consolidation went into effect. This changed the adjacent property and the applicant’s request to rezone the subject properties from CB (Community Business) to MU-3. • October 29, 2025 – o Notice of the Planning Commission public hearing posted and mailed to property owners and tenants within 300 feet of the subject properties. o Notice of public hearing posted on City and State websites and emailed to listserv accounts. • November 1, 2025 – Planning Commission public hearing notice posted on the property by the applicant. Page | 13 • November 12, 2025 – Planning Commission public hearing. The Planning Commission voted unanimously to forward a positive recommendation, with conditions outlined above, to the City Council for the proposed zoning map amendment. • November 21, 2025 – Ordinance requested from City Attorney’s Office. • January 12, 2025 – Planning received signed ordinance from the Attorney’s Office. • January 22, 2026 – Transmittal received in City Council Office.