Transmittal - 7/4/2021ERIN MENDENHALL
Mayor
DEPARTMENT of COMMUNITY
and NEIGHBORHOODS
Blake Thomas
Director
SALT LAKE CITY CORPORATION
451 SOUTH STATE STREET, ROOM 445 WWW.SLC.GOV
P.O. BOX 145487, SALT LAKE CITY, UTAH 84114-5487 TEL 801.535.7712 FAX 801.535.6269
CITY COUNCIL TRANSMITTAL
________________________ Date Received: _________________
Lisa Shaffer, Chief Administrative Officer Date sent to Council: _________________
______________________________________________________________________________
TO: Salt Lake City Council DATE:
Amy Fowler, Chair
FROM: Blake Thomas, Director, Department of Community & Neighborhoods
__________________________
SUBJECT: Zoning Map Amendment located at approximately 706 to 740 West 900 South
Street, 710 to 739 West Genesee Avenue, and portions of two unnamed, city-owned alleys, Petition
PLNPCM2019-01137 and PLN2020-00442
STAFF CONTACT: Amy Thompson, Senior Planner, amy.thompson@slcgov.com, 385-226-
9001 and Chris Earl, Associate Planner, christopher.earl@slcgov.com
385-386-2760
DOCUMENT TYPE: Ordinance
RECOMMENDATION: That the City Council follow the recommendation of the Planning
Commission to amend the zoning map (with conditions) to R-MU (Residential Mixed Use) from
the current designation of M-1 (Light Manufacturing) for the properties located at approximately
706 to 740 West 900 South Street, 710 to 739 West Genesee Avenue, and portions of two unnamed,
city-owned alleys.
BUDGET IMPACT: None.
BACKGROUND/DISCUSSION:
The property owner, Maximilian Coreth, is requesting to rezone twelve parcels and portions of
city owned public alley from the current M-1 (Light Manufacturing) zoning designation to R-MU
(Residential Mixed Use).
There are two existing commercial buildings on the site that are planned to be rehabilitated for
restaurant and retail type uses that are currently permitted under the current M-1 zoning
designation as well as the proposed R-MU zoning designation. The purpose of the rezone request
12/30/2020Lisa Shaffer
1/6/2020
is to accommodate future development of the vacant eastern portion of the site for high density
multi-family residential. Residential uses are not permitted in the existing M-1 zoning designation.
The developer has not proposed a specific development plan as part of the rezone application.
The proposal includes two petitions, both to amend the zoning map for the subject properties from
M-1 to R-MU. The first application includes ten parcels and a portion of a city owned alley, and
the second petition is to rezone two additional properties and a portion of a city owned alley.
Subject properties are highlighted in yellow. The orange areas identify portions of the city owned alley
included in the rezone request.
The properties could currently be developed for light industrial uses under the M-1 zoning district
designation. A full chart comparing the current M-1 zoning regulations and the proposed R-MU
zoning regulations and allowed uses is located in Exhibit 3b. The following is a brief summary of
some of the development regulations that would change with the proposed rezone request:
Planning Commission Recommended Conditions
In their recommendation to approve the proposal, the Planning Commission adopted the Planning
Staff’s recommended conditions of approval which include a requirement for the petitioner to enter
into a purchase agreement to acquire the vacated portions of the alleys, provided those alley
vacations are approved by the city council, and to impose additional design standards.
The condition related to the alleys was recommended at the request of Salt Lake City Real Estate
Services.
In regard to the recommended condition for additional design standards, the proposed R-MU
zoning district only has two design standards that would apply to any new development under that
zoning designation. Those design standards are a 40% ground floor glass requirement for facades
facing a street, and the 15 FT maximum length of any blank wall uninterrupted by windows, doors,
art or architectural detailing at the ground floor level along any street facing facade. Under the R-
MU design standards, something like structured parking could be located on the ground floor,
which would not be consistent with the active pedestrian-oriented design envisioned in the master
plan for this important westside gateway. Additionally, the community council in the area
expressed concerns early on in the engagement process with the lack of design standards in the
proposed zoning district, and the recommended condition was in part to address those concerns.
The design standards are intended to utilize planning and architecture principles to shape and
promote a walkable environment, foster place making as a community and economic development
tool, protect property values, assist in maintaining the established character of the City, and
implement the City's master plans.
Master Plan policies in the area as well as planning best practices suggest that a new development
in this area would benefit from additional design standards such as an active ground floor use and
durable building material requirements on ground and upper floors, to encourage pedestrian
activity and a vibrant active mixed-use gateway into the westside neighborhoods. The Commission
adopted Planning Staff’s recommendation to impose the design standards in section 21A.37 of the
zoning ordinance applicable to the D-2 (Downtown Support) zoning district to any new project on
the subject parcels developed under the proposed R-MU zoning district. One way this could be
accomplished is through a development agreement approved by City Council. The following are
the D-2 design standards the Planning Commission recommends are imposed on the rezone
request:
Design Standards
Ground Floor Use % 75
Ground Floor Use + Visual Interest % 60/25
Building Materials – Ground Floor 80
Building Materials – Upper Floors 50
Glass – Ground Floor % 40
Glass – Upper Floors % 25
Building Entrances (feet) 50
Blank Wall – Maximum Length (feet) 15
Street Facing Façade – Maximum Length (feet) 200
Upper Floor Step Back (feet)
Lighting – Exterior X
Lighting – Parking Lot X
Screening Mechanical Equipment X
Screening of Service Areas X
Parking Garages or Structures X
Ordinance Note
There are two ordinances included with this transmittal for consideration by the council – one with
the conditions recommended by the Planning Commission, and one without the recommended
conditions.
In regard to the conditions of approval, the Planning Commission adopted the recommended
conditions into their recommendation to City Council for petition PLNPCM2019-01137 (request
to rezone ten parcels and a portion of a city owned alley), on April 8, 2020. For the motion related
to petition PLN2020-00442 (request to rezone two parcels and a portion of a city owned alley),
the conditions were inadvertently left out of the October 14, 2020 motion. The ordinance with
conditions included with the transmittal incorporates the conditions of approval for both petitions
because staff believes it was the intent of the Commission to include the conditions of approval in
their recommendation as it was included in the staff report recommendation and discussed during
the public hearing.
PUBLIC PROCESS:
• Prior to submitting the rezone application, the applicants attended the September 25, 2019
Poplar Grove Community Council meeting to discuss their plans for rezoning the
properties.
• The applicant submitted petition PLNPCM2019-01137 to rezone ten parcels and a portion
of a city owned alley from M-1 to R-MU in December 2019.
o A notice of application was sent to the chair of the Poplar Grove & Glendale
Community Councils in January 2020. The Community Councils were given 45
days to respond with any concerns or comments.
o Staff sent an early notification announcement of the project to all residents and
property owners located within 300 feet of the project site in January 2020 to
provide notice about the proposal and information on how to give public input on
the project.
o The proposal was presented at a City Planning Division Open House in January
2020.
o A Planning Commission Public Hearing was held on April 8, 2020. The Planning
Commission voted 4-1 to forward a positive recommendation to the City Council
to adopt the proposal with conditions.
•The applicant submitted petition PLNPCM2020-00442 to rezone two parcels and a portion
of a city owned alley from M-1 to R-MU in June 2020.
o A notice of application was sent to the chair of the Poplar Grove & Glendale
Community Councils in July 2020. The Community Councils were given 45 days
to respond with any concerns or comments.
o Staff sent an early notification announcement of the project to all residents and
property owners located within 300 feet of the project site in July 2020 to provide
notice about the proposal and information on how to give public input on the
project.
o An Online Open House with information about the proposal, where to get more
information, and who to contact for questions and comments was published on
July 2020 on the Salt Lake City Planning’s website -
https://www.slc.gov/planning/open-houses/.
o A Planning Commission Public Hearing was held on October 14, 2020. The
Planning Commission voted unanimously to forward a positive recommendation
to the City Council to adopt the proposal with conditions.
Public Comments
Both the Poplar Grove Community Council and the Glendale Community Council submitted
letters in support of the proposal (attached in Exhibit 3f and 4f).
Legal counsel representing the Summum religious organization, who owns property adjacent to
the proposal on the north east corner of the block, submitted a letter expressing concerns about the
proposal on October 13, 2020 (see letter in Exhibit 4f). The letter outlines concerns with the height
that would be permitted under the proposed R-MU zoning district as well as makes a claim the
proposed rezone would impose a substantial burden on its right and the rights of its members to
practice their religion, in violation of the First Amendment.
EXHIBITS:
1)CHRONOLOGY
2)NOTICE OF CITY COUNCIL HEARING
3)PLANNING COMMISSION - April 8, 2020
a)Mailed Notice
b)Staff Report
c)Agenda/Minutes
d)Staff Presentation Slides
e)Applicant Presentation Slides
f)Additional Public Comments
4)PLANNING COMMISSION - October 14, 2020
a)Mailed Notice
b)Staff Report
c)Agenda/Minutes
d)Staff Presentation Slides
f) Additional Public Comment
4)ORIGINAL APPLICANT PETITIONS
a)PLNPCM2019-01137
b)PLNPCM2020-00442
5)MAILING LIST
1
SALT LAKE CITY ORDINANCE
No. of 202_
(Amending the zoning map pertaining to parcels of property located at 706 to 740 West 900
South Street, 710 to 739 West Genesee Avenue, and portions of two unnamed, city-owned alleys
to rezone the parcel from M-1 Light Manufacturing District to R-MU Residential/Mixed Use
District)
An ordinance amending the zoning map pertaining to parcels of property located at 706
to 740 West 900 South Street, 710 to 739 West Genesee Avenue, and portions of two unnamed,
city-owned alleys to rezone the parcels from M-1 Light Manufacturing District to R-MU
Residential/Mixed Use District pursuant to petition numbers PLNPCM2019-01137 and
PLNPCM2020-00442.
WHEREAS, Maximilian Coreth submitted applications to rezone parcels of property
located at 706 to 740 West 900 South Street, 710 to 739 West Genesee Avenue, and portions of
two unnamed, city-owned alleys from M-1 Light Manufacturing District to R-MU
Residential/Mixed Use District pursuant to petition numbers PLNPCM2019-01137 and
PLNPCM2020-00442; and
WHEREAS, at its April 8, 2020 meeting, the Salt Lake City Planning Commission held a
public hearing on petition number PLNPCM2019-01137 to rezone parcels located at 717 to 739
West Genesee Avenue, 706 to 740 West 900 South Street, and a portion of city-owned alley
situated between 739 West Genesee Avenue and 740 West 900 South Street and voted in favor
of forwarding a positive recommendation to the Salt Lake City Council on said application. At
its October 14, 2020 meeting, the planning commission held a public hearing on petition number
2
PLNPCM2020-00442 to rezone parcels located at 710 and 715 West Genesee Avenue and a
portion of city-owned alley abutting the west side of 740 West 900 South Street and voted in
favor of forwarding a positive recommendation to the city council on said application; and
WHEREAS, after a public hearing on this matter, the city council has determined that
adopting this ordinance is in the city’s best interests.
NOW, THEREFORE, be it ordained by the City Council of Salt Lake City, Utah:
SECTION 1. Amending the Zoning Map. The Salt Lake City zoning map, as adopted
by the Salt Lake City Code, relating to the fixing of boundaries and zoning districts, shall be and
hereby is amended to reflect that the parcels located at 706 to 740 West 900 South Street, 710 to
739 West Genesee Avenue, and portions of two unnamed, city-owned alleys, as they are more
particularly described on Exhibit “A” attached hereto, are rezoned from M-1 Light
Manufacturing District to R-MU Residential/Mixed Use District.
SECTION 2. Condition. This zoning map amendment is conditioned upon the applicant
satisfying the following conditions:
1. The rezone of the portions of city-owned alley identified herein is subject to the
petitioner entering into a purchase agreement with the city to acquire the vacated
portions of alleys that are the subjects of Petition Nos. PLNPCM2019-00813 and
PLNPCM2020-00268 provided that those petitions are approved by the city council.
2. Design standards for the D-2 zone shall be applied to any new development on the
properties subject to this zoning map amendment. To ensure that this requirement is
followed, this ordinance shall be recorded against the affected parcels and Salt Lake City
Corporation shall retain the right to pursue all legal remedies to ensure compliance with
this requirement.
SECTION 3. Effective Date. This ordinance shall become effective on the date of its
first publication and shall be recorded with the Salt Lake County Recorder. The Salt Lake City
Recorder is instructed not to publish this ordinance or cause it to be recorded until condition 1
identified above has been met as certified by the Salt Lake City Real Estate Services Division.
3
SECTION 4. Time. If condition 1 identified above has not been met within one year
after adoption, this ordinance shall become null and void. The city council may, for good cause
shown, by resolution, extend the time period for satisfying the condition(s) identified above.
Passed by the City Council of Salt Lake City, Utah, this ___ day of ____________, 20__.
______________________________
CHAIRPERSON
ATTEST AND COUNTERSIGN:
______________________________
CITY RECORDER
Transmitted to Mayor on _______________________.
Mayor's Action: _______Approved. _______Vetoed.
______________________________
MAYOR
______________________________
CITY RECORDER
(SEAL)
Bill No. ________ of 20__
Published: ______________. APPROVED AS TO FORM
Salt Lake City Attorney’s Office
Date: _________________________________
By: ___________________________________
Paul Nielson, Senior City Attorney
December 4, 2020
4
Exhibit “A”
Legal description of the properties:
Tax ID No. 15-11-278-001-0000:
LOT 40 & THE W 7 FT OF LOT 41, CUMMINGS SUB.
Tax ID No. 15-11-278-002-0000:
E 18 FT OF LOT 41 & ALL LOTS 42 & 43 CUMMING'S SUB OF BLK 2 PLAT C
Tax ID No. 15-11-278-003-0000:
LOT 44 & W 5 FT OF LOT 45 CUMMINGS SUB OF BLK 2 PLAT C
Tax ID No. 15-11-278-004-0000:
E 20 FT OF LOT 45 & ALL LOT 46 CUMMINGS SUB OF BLK 2 PLAT C
Tax ID No. 15-11-278-005-0000:
LOT 47 & W 10 FT OF LOT 48 CUMMINGS SUB OF BLK 2 PLAT C
Tax ID No. 15-11-278-006-0000:
CUMMINGS SUB 0722 BEG 10 FT E OF NW COR LOT 48 CUMMINGS SUB; E 30 FT; S
141 FT W 30 FT; N 141 FT TO BEG TOGETHER WITH 1/2 VACATED ALLEY ABUTTING
ON S.
Tax ID No. 15-11-278-008-0000:
LOT 12 & 13, CUMMINGS SUB. LESS STREET & THAT PORTION CONVEYED TO
ANDRUS
Tax ID No. 15-11-278-012-0000:
LOTS 3 & 4 CUMMINGS SUB OF BLK 2 PLAT C
Tax ID No. 15-11-278-013-0000:
LOTS 1 & 2 CUMMINGS SUB OF BLK 2 PLAT C
5
Tax ID No. 15-11-278-014-0000:
LOTS 5 THRU 12, CUMMINGS SUB OF BLK 2, PLAT C, SLC SURVEY. LESS
RAILROAD.
Tax ID No. 15-11-278-016-0000:
BEG W 18 FT FR SE COR LOT 41, CUMMINGS SUB, BLK 2, PLAT C, SLC SUR; S 15 FT
M OR L; E 178 FT; N 15 FT M OR L; W 178 FT TO BEG.
Tax ID No. 15-11-278-017-0000:
0712 BEG W 10 FT & S 7.5 FT FR SE COR LOT 49, CUMMINGS SUB, BLK 2, PLAT C,
SLC SUR; S 7.5 FT; W 30 FT; N 7.5 FT; E 30 FT TO BEG.
Portion of unnamed, city-owned alley abutting the west edge of property located at 740
West 900 South Street:
A PORTION OF LOT 13, BLOCK 2, CUMMINGS SUBDIVISION, AS RECORDED IN
BOOK “B” OF PLATS AT PAGE 53 IN THE OFFICE OF THE SALT LAKE COUNTY
RECORDER, SAID PORTION BEING DESCRIBED MORE PARTICULARLY AS
FOLLOWS: BEGINNING AT THE SOUTHWEST CORNER OF SAID LOT 13, AND
RUNNING THENCE NORTH 0°03’47” WEST ALONG THE WEST LINE OF SAID LOT 13
A DISTANCE OF 101.07 FEET TO A POINT ON THE ARC OF A 312.77 FOOT NON
TANGENT RADIUS CURVE TO THE LEFT; THENCE SOUTHEASTERLY ALONG THE
ARC OF SAID CURVE THROUGH A CENTRAL ANGLE OF 18°51’16” A DISTANCE OF
102.92 FEET, CHORD BEARS SOUTH 9°30’03” EAST 102.46 FEET, TO A POINT ON THE
SOUTH LINE OF SAID LOT 13; THENCE SOUTH 89°56’03” WEST ALONG SAID SOUTH
LINE 16.80 FEET TO THE POINT OF BEGINNING
CONTAINS 560 SQ. FT.
Portion of unnamed, city-owned alley situated between property located at 739 West
Genesee Avenue and 740 West 900 South Street:
A PORTION OF THE 15.00 FOOT ALLEY LOCATED IN BLOCK 2, CUMMINGS
SUBDIVISION, AS RECORDED IN BOOK “B” OF PLATS AT PAGE 53 IN THE OFFICE
OF THE SALT LAKE COUNTY RECORDER, SAID PORTION BEING DESCRIBED MORE
PARTICULARLY AS FOLLOWS:
BEGINNING AT THE NORTHWEST CORNER OF LOT 13 OF SAID BLOCK 2, AND
RUNNING THENCE NORTH 89°56’22” EAST ALONG THE NORTH LINE OF SAID LOT
13 AND ALONG THE NORTH LINE OF LOT 12 OF SAID BLOCK 2 A DISTANCE OF
32.04 FEET TO A POINT ON THE NORTH LINE OF SAID LOT 12; THENCE NORTH
0°01’41” WEST 15.00 FEET TO A POINT ON THE SOUTH LINE OF LOT
6
41 OF SAID BLOCK 2; THENCE SOUTH 89°56’22” WEST ALONG THE SOUTH LINE OF
SAID LOT 41 AND THE SOUTH LINE OF LOT 40 OF SAID BLOCK 2 A DISTANCE OF
32.04 FEET TO THE SOUTHWEST CORNER OF SAID LOT 40; THENCE SOUTH 0°03’47”
EAST 15.00 FEET TO THE POINT OF BEGINNING
CONTAINS 481 SQ. FT.
1
SALT LAKE CITY ORDINANCE
No. of 202_
(Amending the zoning map pertaining to parcels of property located at 706 to 740 West 900
South Street, 710 to 739 West Genesee Avenue, and portions of two unnamed, city-owned alleys
to rezone the parcel from M-1 Light Manufacturing District to R-MU Residential/Mixed Use
District)
An ordinance amending the zoning map pertaining to parcels of property located at 706
to 740 West 900 South Street, 710 to 739 West Genesee Avenue, and portions of two unnamed,
city-owned alleys to rezone the parcels from M-1 Light Manufacturing District to R-MU
Residential/Mixed Use District pursuant to petition numbers PLNPCM2019-01137 and
PLNPCM2020-00442.
WHEREAS, Maximilian Coreth submitted applications to rezone parcels of property
located at 706 to 740 West 900 South Street, 710 to 739 West Genesee Avenue, and portions of
two unnamed, city-owned alleys from M-1 Light Manufacturing District to R-MU
Residential/Mixed Use District pursuant to petition numbers PLNPCM2019-01137 and
PLNPCM2020-00442; and
WHEREAS, at its April 8, 2020 meeting, the Salt Lake City Planning Commission held a
public hearing on petition number PLNPCM2019-01137 to rezone parcels located at 717 to 739
West Genesee Avenue, 706 to 740 West 900 South Street, and a portion of city-owned alley
situated between 739 West Genesee Avenue and 740 West 900 South Street and voted in favor
of forwarding a positive recommendation to the Salt Lake City Council on said application. At
its October 14, 2020 meeting, the planning commission held a public hearing on petition number
2
PLNPCM2020-00442 to rezone parcels located at 710 and 715 West Genesee Avenue and a
portion of city-owned alley abutting the west side of 740 West 900 South Street and voted in
favor of forwarding a positive recommendation to the city council on said application; and
WHEREAS, after a public hearing on this matter, the city council has determined that
adopting this ordinance is in the city’s best interests.
NOW, THEREFORE, be it ordained by the City Council of Salt Lake City, Utah:
SECTION 1. Amending the Zoning Map. The Salt Lake City zoning map, as adopted
by the Salt Lake City Code, relating to the fixing of boundaries and zoning districts, shall be and
hereby is amended to reflect that the parcels located at 706 to 740 West 900 South Street, 710 to
739 West Genesee Avenue, and portions of two unnamed, city-owned alleys, as they are more
particularly described on Exhibit “A” attached hereto, are rezoned from M-1 Light
Manufacturing District to R-MU Residential/Mixed Use District.
SECTION 2. Effective Date. This ordinance shall become effective on the date of its
first publication.
Passed by the City Council of Salt Lake City, Utah, this ___ day of ____________, 20__.
______________________________
CHAIRPERSON
ATTEST AND COUNTERSIGN:
______________________________
CITY RECORDER
Transmitted to Mayor on _______________________.
3
Mayor's Action: _______Approved. _______Vetoed.
______________________________
MAYOR
______________________________
CITY RECORDER
(SEAL)
Bill No. ________ of 20__
Published: ______________. APPROVED AS TO FORM
Salt Lake City Attorney’s Office
Date: _________________________________
By: ___________________________________
Paul Nielson, Senior City Attorney
November 20, 2020
4
Exhibit “A”
Legal description of the properties:
Tax ID No. 15-11-278-001-0000:
LOT 40 & THE W 7 FT OF LOT 41, CUMMINGS SUB.
Tax ID No. 15-11-278-002-0000:
E 18 FT OF LOT 41 & ALL LOTS 42 & 43 CUMMING'S SUB OF BLK 2 PLAT C
Tax ID No. 15-11-278-003-0000:
LOT 44 & W 5 FT OF LOT 45 CUMMINGS SUB OF BLK 2 PLAT C
Tax ID No. 15-11-278-004-0000:
E 20 FT OF LOT 45 & ALL LOT 46 CUMMINGS SUB OF BLK 2 PLAT C
Tax ID No. 15-11-278-005-0000:
LOT 47 & W 10 FT OF LOT 48 CUMMINGS SUB OF BLK 2 PLAT C
Tax ID No. 15-11-278-006-0000:
CUMMINGS SUB 0722 BEG 10 FT E OF NW COR LOT 48 CUMMINGS SUB; E 30 FT; S
141 FT W 30 FT; N 141 FT TO BEG TOGETHER WITH 1/2 VACATED ALLEY ABUTTING
ON S.
Tax ID No. 15-11-278-008-0000:
LOT 12 & 13, CUMMINGS SUB. LESS STREET & THAT PORTION CONVEYED TO
ANDRUS
Tax ID No. 15-11-278-012-0000:
LOTS 3 & 4 CUMMINGS SUB OF BLK 2 PLAT C
Tax ID No. 15-11-278-013-0000:
LOTS 1 & 2 CUMMINGS SUB OF BLK 2 PLAT C
5
Tax ID No. 15-11-278-014-0000:
LOTS 5 THRU 12, CUMMINGS SUB OF BLK 2, PLAT C, SLC SURVEY. LESS
RAILROAD.
Tax ID No. 15-11-278-016-0000:
BEG W 18 FT FR SE COR LOT 41, CUMMINGS SUB, BLK 2, PLAT C, SLC SUR; S 15 FT
M OR L; E 178 FT; N 15 FT M OR L; W 178 FT TO BEG.
Tax ID No. 15-11-278-017-0000:
0712 BEG W 10 FT & S 7.5 FT FR SE COR LOT 49, CUMMINGS SUB, BLK 2, PLAT C,
SLC SUR; S 7.5 FT; W 30 FT; N 7.5 FT; E 30 FT TO BEG.
Portion of unnamed, city-owned alley abutting the west edge of property located at 740
West 900 South Street:
A PORTION OF LOT 13, BLOCK 2, CUMMINGS SUBDIVISION, AS RECORDED IN
BOOK “B” OF PLATS AT PAGE 53 IN THE OFFICE OF THE SALT LAKE COUNTY
RECORDER, SAID PORTION BEING DESCRIBED MORE PARTICULARLY AS
FOLLOWS: BEGINNING AT THE SOUTHWEST CORNER OF SAID LOT 13, AND
RUNNING THENCE NORTH 0°03’47” WEST ALONG THE WEST LINE OF SAID LOT 13
A DISTANCE OF 101.07 FEET TO A POINT ON THE ARC OF A 312.77 FOOT NON
TANGENT RADIUS CURVE TO THE LEFT; THENCE SOUTHEASTERLY ALONG THE
ARC OF SAID CURVE THROUGH A CENTRAL ANGLE OF 18°51’16” A DISTANCE OF
102.92 FEET, CHORD BEARS SOUTH 9°30’03” EAST 102.46 FEET, TO A POINT ON THE
SOUTH LINE OF SAID LOT 13; THENCE SOUTH 89°56’03” WEST ALONG SAID SOUTH
LINE 16.80 FEET TO THE POINT OF BEGINNING
CONTAINS 560 SQ. FT.
Portion of unnamed, city-owned alley situated between property located at 739 West
Genesee Avenue and 740 West 900 South Street:
A PORTION OF THE 15.00 FOOT ALLEY LOCATED IN BLOCK 2, CUMMINGS
SUBDIVISION, AS RECORDED IN BOOK “B” OF PLATS AT PAGE 53 IN THE OFFICE
OF THE SALT LAKE COUNTY RECORDER, SAID PORTION BEING DESCRIBED MORE
PARTICULARLY AS FOLLOWS:
BEGINNING AT THE NORTHWEST CORNER OF LOT 13 OF SAID BLOCK 2, AND
RUNNING THENCE NORTH 89°56’22” EAST ALONG THE NORTH LINE OF SAID LOT
13 AND ALONG THE NORTH LINE OF LOT 12 OF SAID BLOCK 2 A DISTANCE OF
32.04 FEET TO A POINT ON THE NORTH LINE OF SAID LOT 12; THENCE NORTH
0°01’41” WEST 15.00 FEET TO A POINT ON THE SOUTH LINE OF LOT
6
41 OF SAID BLOCK 2; THENCE SOUTH 89°56’22” WEST ALONG THE SOUTH LINE OF
SAID LOT 41 AND THE SOUTH LINE OF LOT 40 OF SAID BLOCK 2 A DISTANCE OF
32.04 FEET TO THE SOUTHWEST CORNER OF SAID LOT 40; THENCE SOUTH 0°03’47”
EAST 15.00 FEET TO THE POINT OF BEGINNING
CONTAINS 481 SQ. FT.
TABLE OF CONTENTS
1) CHRONOLOGY
2) NOTICE OF CITY COUNCIL HEARING
3) PLANNING COMMISSION - April 8, 2020
a) Mailed Notice
b) Staff Report
c) Agenda/Minutes
d) Staff Presentation Slides
e) Applicant Presentation Slides
f) Additional Public Comments
4) PLANNING COMMISSION - October 14, 2020
a) Mailed Notice
b) Staff Report
c) Agenda/Minutes
d) Staff Presentation Slides
e) Additional Public Comments
5) ORIGINAL APPLICANT PETITIONS
a) PLNPCM2019-01137
b) PLNPCM2020-00442
6) MAILING LIST
1) CHRONOLOGY
PROJECT CHRONOLOGY
Petition: PLNPCM2019-01137/PLNPCM2020-00442
September 25, 2019 Prior to submitting the rezone application, the applicants attended
the September 25, 2019 Poplar Grove Community Council
meeting, to discuss their plans to submit a zoning map amendment.
December 3, 2019 Maximilian Coreth, property owner, submitted Zoning Map
Amendment to rezone ten parcels and a portion of a city owned
alley to R-MU, Residential Mixed Use.
December 19, 2019 Petition PLNPCM2019-00137 assigned to Amy Thompson, Senior
Planner, for staff analysis and processing.
January 9, 2020 Notice sent to Recognized Community Organizations (Poplar
Grove & Glendale Community Councils) informing them of the
petition. Early notification of the project was also sent to property
owners and residents within 300 feet of the proposal.
January 9, 2020 Planning Division holds Open House for the proposal at the Salt
Lake City Library. Residents and property owners near the rezone
site, and other interested parties, were sent mailed and e-mailed
notice.
March 26, 2020 Planning Commission public hearing notices mailed to nearby
residents and property owners. E-mail notice sent to interested
parties and residents/property owners who requested notice.
Newspaper notice published. Public hearing notice signs posted on
the site.
April 8, 2020 Planning Commission holds a public hearing and makes a positive
recommendation to approve the proposed rezone with conditions.
April 16, 2020 Applicant scheduled a call with staff to discuss proposal and next
steps. Applicant requested to hold off on transmitting the proposal
because they want to add additional property into the rezone
request, which would require a new map amendment application.
June 8, 2020 Maximilian Coreth, property owner, submitted a Zoning Map
Amendment to rezone two parcels and a portion of a city owned
alley to R-MU, Residential Mixed Use.
June 18, 2020 Petition PLNPCM2020-00442 assigned to Chris Earl, Associate
Planner, for staff analysis and processing.
July 13, 2020 Notice of the project and request for comments sent to the Chairs
of the Poplar Grove and Glendale Community Councils. Early
notification was sent to property owners and residents within 300
feet of the project area. An Online Open House with information
about the proposal, where to get more information, and who to
contact for questions and comments was published on the Salt
Lake City Planning’s website.
October 2, 2020 Planning Commission public hearing notices mailed to residents
and property owners within 300 feet. E-mail notice sent to
interested parties and residents/property owners who requested
notice. Newspaper notice published. Public hearing notice signs
posted on the site.
October 14, 2020 Planning Commission holds a public hearing and makes a positive
recommendation to approve the proposed rezone.
2) NOTICE OF CITY COUNCIL HEARING
NOTICE OF PUBLIC HEARING
The Salt Lake City Council is considering Petitions PLNPCM2019-01137 and PLNPCM2020-
00442 Zoning Map Amendment – A request by Maximilian Coreth, the owner of the
properties, to rezone the parcels located at approximately 706 to 740 West 900 South Street, 710 to
739 West Genesee Avenue, and portions of two unnamed, city-owned alleys from M-1 (Light
Manufacturing) to R-MU (Residential Mixed Use). There are two vacant commercial buildings
on the site the applicant intends to renovate for commercial uses. The applicant intents to
develop the remaining portion of the site with multi-family residential and the proposed rezone
to R-MU would allow for residential uses that are not currently permitted under the existing M-1
zoning designation. The properties are located in Council District 2, represented by Andrew
Johnston.
As part of their study, the City Council is holding two advertised public hearings to receive
comments regarding the petition. During these hearings, anyone desiring to address the City
Council concerning this issue will be given an opportunity to speak. The Council may consider
adopting the ordinance on the same night of the second public hearing. The hearing will be held
electronically:
DATE: Date #1 and Date #2
TIME: 7:00 p.m.
PLACE: **This meeting will not have a physical location.
**This will be an electronic meeting pursuant to the Salt Lake City Emergency
Proclamation. If you are interested in participating in the Public Hearing, please visit our
website at https://www.slc.gov/council/ to learn how you can share your comments during
the meeting. Comments may also be provided by calling the 24-Hour comment line at
(801)535-7654 or sending an email to council.comments@slcgov.com. 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 call
Amy Thompson at 385-226-9001 between the hours of 8:00 a.m. and 5:00 p.m., Monday through
Friday or via e-mail at amy.thompson@slcgov.com
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@slcgov.com , 801-535-7600, or relay service 711.
3) PLANNING COMMISSION - April 8, 2020
a) Mailed Notice
SALT LAKE CITY CORPORATION
.,:.~ TRANSPORTATION DIVISION
t:;§ 349 SOUTH 200 EAST. SUITE 150
P.O. BOX 145502, SALT LAKE CITY. UTAH 84114-5502
Salt Lake City Plan ning Division Amy Thompson
PO BOX 145480
Salt Lake City UT 84114
II u.s POSTAGE» PITNEY BOWES
~-,,~~ (l':' ~..-.-~--~~ ~ri116 $ 000.500
0001403432MAR 26 2020
PLANNING COMMISSION MEETING
April 8, 2020, at 5:30 p.m.
This nweting will be an electronic 1neeting pursuant to
Salt Lake City Emergency Proclan1ation No. 2 of 2020 (2)(b)
A P.ublic hearing will be held on the following matter.
Zoning Map Amendment at approximately 706-740 West 900 South -A
·request by West End LLC, the owner of the property, to rezone ten parcels and
a portion of a city owned public alley from M-1 (Light Manufacturing) to R-MU
(Residential Mixed Use). There are currently two commercial buildings on the
site the applicant intends to restore tor commercial uses. The applicant intents
to redevelop the remainder of the site, and the proposed rezone to R-MU would
allow for residential uses that are not currently permitted under the existing M-1
zoning designation. No specific site development proposal has been submitted
at this time. The properties are located in Council District 2, represented by
Andrew Johnston. (Staff Contact: Amy Thompson at (801) 535-7281
or amy.thompson@slcgov.com) Case Number PLNPCM2019-01137
This Meeting will not have an anchor location at the City and· County
Building. Commission Members will connect remotely.
The Planning Commission meeting will be available on the following platforms:
• YouTube: www.youtube.com/slclivemeetings
• SLCtv Channel 17 Live: www.slctv.com/livestream/SLCtv-Live/2
Providing Comments:
If you are interested in participating during the Public Hearing portion of the
meeting or provide general comments, email: planning.comments@slcgov.com
or connect with us on WebEx at:
• https://saltlakecity.webex.com/salllakecity/onstage/g.php?
MTID=e5b1ac4b74376cb992dc30b0a85230851
For instructions on how to use WebEx visit: www.slc.gov/planning/public-
meetings
For Planning Co111n1ission agendas, staff reports, and ntinutes, visit the Planning Division's
website at slc.gov/pfanningmublic-meetings. Staff Reports will be posted the Friday prior to
the n1eeting and minutes will be posted two days after they a1·e ratified, which usually occurs
at the next regularly scheduled nweting of the Planning Conunission.
PLANNING COMMISSION - April 8, 2020
b) Staff Report
SALT LAKE CITY CORPORATION
451 SOUTH STATE STREET, ROOM 406 WWW.SLCGOV.COM
PO BOX 145480 SALT LAKE CITY, UT 84114-5480 TEL 801.535.7757 FAX 801.535.6174
PLANNING DIVISION
DEPARTMENT of COMMUNITY and NEIGHBORHOODS
Staff Report
To: Salt Lake City Planning Commission
From: Amy Thompson, amy.thompson@slcgov.com, 801-535-7281
Date: March 31, 2020 (publication date)
Re: PLNPCM2019-01137 - Zoning Map Amendment
Zoning Map Amendment
MASTER PLAN: Westside
ZONING DISTRICT: M-1 Light Manufacturing
PROPERTY ADDRESS: 706-740 West 900 South (approximate) – includes 10 parcels and a
portion of a city owned public alley
REQUEST:
Maximilian Coreth, the owner of the properties, is requesting to rezone ten parcels and a portion
of a city owned public alley at approximately 740 W 900 South. The properties are currently zoned
Light Manufacturing (M-1) and the request is to rezone them to Residential Mixed Use (R-MU).
The purpose of the requested rezone is to accommodate a future multi-family residential
development on a portion of the subject site.
RECOMMENDATION:
Based on the findings and analysis in this staff report and the factors to consider for zoning map
amendments in 21A.50.050 of the zoning ordinance, Planning Staff recommends that the
Planning Commission forward a positive recommendation to the City Council regarding this
proposal with the conditions noted below:
1. The rezone of the portion of the City owned alley included in the request is subject to the
petitioner entering into a Purchase Agreement with the City to acquire the vacated alley
if the alley vacation is approved by City Council.
2. Design standards for the D-2 zone shall be applied to any new development on the subject
site. This requirement could be executed through a development agreement with City
Council or some other mechanism decided on by City Council.
ATTACHMENTS:
A. Zoning and Vicinity Maps
B. Applicant’s Narrative
C. M-1 & R-MU Zoning Comparison
D. City Plan Considerations
E. Analysis of Zoning Amendment Standards
F. Property Photographs
G. Public Process & Comments
H. City Department Review Comments
PROJECT DESCRIPTION AND BACKGROUND:
The property owner, Maximilian Coreth, is requesting to rezone ten parcels and a portion of a city
owned public alley from the current M-1 (Light Manufacturing) zoning designation to R-MU
(Residential Mixed Use). The total area of the proposed rezone is approximately 1.8 acres or
78,742 square feet.
There are two existing commercial buildings on the site that are planned to be rehabilitated for
restaurant and retail type uses that are currently permitted under the current M-1 zoning
designation as well as the proposed R-MU zoning designation. The requested rezone would
accommodate future development of the vacant eastern portion of the site for high density multi-
family residential. The developer has not proposed a specific development plan as part of the
rezone and does not have any pending building permits or other development applications for the
property. The applicant has submitted an alley vacation application for the portion of the city
owned alley that is included in the rezone request and that application is currently being
processed. Please refer to Attachment B for a detailed narrative submitted by the applicant for the
proposed rezone.
The subject properties are located approximately 330 FT west of Interstate 15 along 900 S, one of
the gateways to the Westside neighborhoods. Several community uses surround the subject site
including the 9-line trail, 9-line dirt jumps and pump track, and community gardens. The
predominant street frontage of the vacant portion of the properties is along 900 S as well as 700
W. The surrounding properties on the block are zoned M-1, however, with the exception of just a
few properties, the primary use is predominantly single family residential. There is also a religious
use (Summum) adjacent to the site on the north east corner of the block.
The block to the north of the subject site is also zoned M-1 with uses that include commercial and
light manufacturing type uses as well as some residential uses. The block to the south of the
subject site is zoned M-1 with current uses that include Utah PaperBox, moving and storage
warehouses, and other light manufacturing uses.
Blocks south of the proposed rezone are zoned R-1/5,000 (Single Family Residential) and R-MU-
35 (Residential Mixed Use); blocks to the east on the other side of Interstate 15 are zoned CG
(General Commercial).
The primary reason for the rezone request is so the applicant will have the ability to develop the
properties for residential uses, which are not currently allowed under the existing M-1 zoning
designation. The M-1 zoning district allows for a variety of light manufacturing and industrial uses
that are not allowed in the proposed R-MU zone. Some examples of uses that are currently
permitted or conditional uses in the M-1 zone that would no longer be allowed in the proposed R-
MU zone include: bus line station/terminal, community correctional facility, impound lot,
industrial assembly, light manufacturing, and outdoor public storage. For a complete list of uses
that are allowed under the existing M-1 zone and the proposed R-MU zone, please refer to
Attachment C.
The properties could currently be developed for light industrial uses under the M-1 zoning district
designation. A full chart comparing the current M-1 zoning regulations and the proposed R-MU
zoning regulations is located in Attachment C. The following is a brief summary of some of the
development regulations that would change with the proposed rezone request:
Existing M-1 Zone Proposed R-MU Zone
Setbacks Front and corner side yard setback – 15’ Interior and rear yard setback – None Front, corner, and interior yard setback – None Rear yard setback – 25% of lot depth up to 30’
Height 65’ 75’ for residential uses 45’ for non-residential uses
Open Space None required 20% of lot for residential uses
Zoning Map Amendment Considerations
Planning staff is required by ordinance to analyze proposed zoning map amendments against
existing adopted City policies and other related adopted City regulations. Planning staff is also
directed to consider whether zoning text amendments implement best planning practices.
However, ultimately, a decision to amend the zoning map is fully up to the discretion of the City
Council and is not subject to any particular standard of review or consideration.
The full list of factors to consider for a zoning map amendment are located in Attachment E.
KEY CONSIDERATIONS:
The key considerations and concerns below have been identified through the analysis of the
project, neighbor and community input, and department reviews.
1. Existing Area Plan Guidance
2. Design Standards
Consideration 1: Existing City Plan Guidance – Westside Master Plan
For zoning map amendments, Planning Staff is directed by ordinance to consider the associated
City master plans and adopted policies that apply to a proposal. Staff reviews general City policies,
including adopted policies in Citywide master plans such as Plan Salt Lake, and considers plans
that are specific to an area. In this case the property is within the boundaries of the Westside
Master Plan that was developed specifically for this area. The full plan can be accessed here:
http://www.slcdocs.com/Planning/MasterPlansMaps/WSLMPA.pdf.
See Attachment D for policy statements and goals from various city plans that staff considered as
part of the review of this rezone request.
This project is situated along 900 S and the 700 W industrial corridor, an area that the Westside
Master Plan identifies as an important gateway into the larger Westside Community. Five of six
routes into the Westside from the east cut through the 700 West Industrial Corridor. As a result,
700 W is a significant part of the eastern gateways in the Westside. The impact is most evident
along 900 South, where one side of the street is residential and the other industrial. A first-time
visitor to the community, regardless of their mode of transportation, is first greeted by a land use
and development pattern that is not representative of the true character of the community. During
the public input gathering process for the Westside Master Plan, 900 S was generally considered
the gateway in need of the most attention. The proposed R-MU zoning district provides for a
vibrant mix of uses that are more consistent with the future development goals envisioned for this
area, than what could be developed under the existing M-1 zoning designation.
The proposed rezone is consistent with Master Plan goals to promote reinvestment and
redevelopment in the Westside community through changes in land use to spur development that
meets the community’s vision while maintaining the character of Westside’s existing stable
neighborhoods. The parcels included in the proposed rezone are currently underutilized mostly
vacant land that is identified in the Master Plan as an appropriate area for high density housing.
The development regulations in the proposed R-MU zone further these goals by providing for
attractive, compatible and high-density, mixed-use development with an emphasis on pedestrian
scale activity while acknowledging the need for transit and automobile access.
Consideration 2: Design Standards
The proposed R-MU zoning district only has two design standards that would apply to any new
development under that zoning designation. Those design standards are a 40% ground floor glass
requirement for facades facing a street, and the 15 FT maximum length of any blank wall
uninterrupted by windows, doors, art or architectural detailing at the ground floor level along any
street facing facade. Under the R-MU design standards, something like structured parking could
be located on the ground floor, which would not be consistent with the active pedestrian-oriented
design envisioned in the master plan for this important gateway. The design standards are
intended to utilize planning and architecture principles to shape and promote a walkable
environment, foster place making as a community and economic development tool, protect
property values, assist in maintaining the established character of the City, and implement the
City's master plans.
Master Plan policies in the area as well as planning best practices suggest that a new development
in this area would benefit from additional design standards such as an active ground floor use and
durable building material requirements on ground and upper floors, to encourage pedestrian
activity and a vibrant active mixed-use gateway into the westside neighborhoods. Planning Staff
is of the opinion the design standards in section 21A.37 applicable to the D-2 zoning district
should be applied to any new project on the subject parcels developed under the proposed R-MU
zoning district. One way this could be accomplished is through a development agreement.
Development agreements can only be approved by the City Council. The following are the design
standards Planning Staff is recommending are imposed on the rezone request:
Design Standards
Ground Floor Use % 75
Ground Floor Use + Visual Interest % 60/25
Building Materials – Ground Floor 80
Building Materials – Upper Floors 50
Glass – Ground Floor % 40
Glass – Upper Floors % 25
Building Entrances (feet) 50
Blank Wall – Maximum Length (feet) 15
Street Facing Façade – Maximum Length (feet) 200
Upper Floor Step Back (feet)
Lighting – Exterior X
Lighting – Parking Lot X
Screening Mechanical Equipment X
Screening of Service Areas X
Parking Garages or Structures X
A definition of each of the design standards above can be found in section 21A.347.050 of the
zoning ordinance.
NEXT STEPS:
The Planning Commission can provide a positive or negative recommendation for the proposal
and as part of a recommendation, can add conditions or request that changes be made to the
proposal. The recommendation and any requested conditions/changes will be sent to the City
Council, who will hold a briefing and additional public hearing on the proposed zoning changes.
The City Council may make modifications to the proposal and approve or decline to approve the
proposed zoning map amendment.
If ultimately approved by the City Council, the changes would be incorporated into the official
City Zoning map and any new development on the rezoned parcels would be required to follow
the regulations of the R-MU zoning district along with any development agreement requirements
adopted by the City Council.
If the proposed zoning amendment is not approved by the City Council, the property could still be
developed under its current M-1 zoning designation, however, the property would not be able to
be developed for multi-family residential uses as they are not permitted in the light manufacturing
zoning district.
Zoning and Vicinity Maps
ZONING MAP
Applicant’s Narrative
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Project Description:
M-1 to RMU Zone Map Amendment
December 3, 2019
Project Description :
Emerging from the adaptive re-use of two existing ba r rel-vaulted warehouse buildings, the West
End development is envisioned as a true mixed-use community. The retail opportunities will be an
asset to the existing residential fabric. The development will also include the addition of medium to
high density housing, which will promote the success of these retail and service possibilities. These
residences will provide a consistent level of patronage to support and sustain local commercial
activity. A strong midblock connection in the form of an alley breaks down the large -scale block
pattern and welcomes visitors into the neighborhood . It is this alley that invites people into the
block and creates a sense of place. The current M -1 zoning is not congruent with the desired land
use envisioned by the city. The zone amendment is supported by the following documents :
Westside Masterplan
9 Line Corridor Master Plan
Growing SLC : A Five Year Housing Plan
Plan Salt Lake
Background:
As cited in the Westside Master Plan, the development patterns of the Westside were influenced by
the development of the rail corridor in the late 1800s. The addition of the rail line created the initial
physical barrie r between the Westside and the development on the east side of the city.
Proximity to the Jordan River also influenced both development and associated uses due to
seasonal flooding. This unpredictability made agriculture difficult. Even less inviting, the Jordan
River was used for sewerage and as refuse dumps thus discouraging many uses, including
residential development.
With the advent of the Surplus Canal in 1885, the river was less variable and both agricultural
activities and bridge building could take place. With its proximity to the established rail tracks, the
Westside began to see more industria l uses in addition to requisite housing and subdivision
development.
Throughout the 20 th century, the level of connectivity from the Westside to other parts of the city
wa s variable. With the advent of the streetcar early in the century, the area enjoyed a level of
connection with other parts of the city. However, as the century marched on, the dependence on
the automobile created more vertical infrastructure that afforded great access to the freeway but
further isolation via at-grade street connection .
In terms of the current conditions, the Westside masterplan rightly points out :
"A 1968 bus route map shows evidence of the beginnings of 1-15 and the east-west
disconnect it would further exacerbate: only two bus routes provided access from the
Westside to the Downtown and central neighborhoods of Salt Lake City. One route was on
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400 South and the other, 200 South. No routes south of 400 South ventured east of 900
West."
By 1988, many of the freeways and interchanges were elevated with concrete construction,
solidifying the connectivity challenges for Westside.
Proposed Project and Compliance with Salt Lake City Policy Directives:
The West End Development block is located at 900 South between 700 West and 800 West. The
proposed West End Development is an ideal project to realize the visions and goals of the adopted
Master Plans. The active mixed-use environment is primed to foster aspects of neighborhood and
community. The phased plan includes commercial opportunities (restaurant and retail) and medium
to high density residential. These components align with stated city goals. The City has recognized
the importance of the area and the associated challenges in both the Westside Master plan and the
9 Line Master Plan. In addition to the adopted master plans, the project is also in alignment with
the adopted city-wide vision document Plan Salt Lake and the Housing and Neighborhood
Development publication titled Growing SLC: A Five Year Vision.
The Westside Master Plan, adopted in 2014, states the following goals:
• Promote reinvestment and redevelopment in the Westside community through changes
in land use, improved public infrastructure and community investment to spur
development that meets the community's vision while maintaining the character of
Westside's existing stable neighborhoods:
The adaptive reuse of two underutilized commercial structures will vastly increase the site's
commercial activity while preserving and highlighting the character of these long-standing
buildings. Through a change in land use, the addition of residential units will support these
commercial uses in a symbiotic way.
• Protect and encourage ongoing investment in existing, low-density residential
neighborhoods while providing attractive, compatible and high density residential
development where needed, appropriate or desired :
This adaptive reuse project is the catalyst in a development that will include the
construction of medium to high density residential. The two commercial structures will
provide an attractive transition between the existing, low-density residential neighborhood
to the west and medium to high density residential development on our site. The residential
development will act as a buffer between the freeway and the extant residential
neighborhood to the west of the site. The retail offerings will visually connect to the alley
and create an activated ground plane.
• Recognize, develop and foster opportunities for unique, mixed use neighborhood and
community nodes in the Westside that reflect the diverse nature of the community and
provide resources to allow for their growth :
2 1Page
The transformation of two commercial structures that were previously closed to the
neighborhood into publicly-accessible spaces will create a neighborhood node easily
accessible by foot or bike. Our tenants could also provide services that attract customers
from outside the neighborhood, thus fulfilling a key requirement of the creation of a
community node.
• Enhance and expand the internal network of assets, nodes and resources ensuring that
all residents and employees in the Westside have access to goods, services and activities
and the opportunity to walk or bicycle safely to them:
This project will attract new commercial tenants that provide Westside resident s with
access to goods and services that were heretofore scarce or unavailable in the area . It will
also reinvigorate a mid-block crossing that isn't currently conducive to safe pedestrian or
cyclist access. With the addition of residential stacked flats, the people and eyes on the alley
and streets will naturally create a safe space.
•Create a beautiful community with a system of guidelines to create and strengthen
public spaces that will foster community interaction and pride and catalyze ongoing
redevelopment and growth:
Adaptive reuse of these buildings will re-emphasize their architectural attractiveness while
opening them to the public for commercial activity. This project will increase community
interaction and pride and should attract further investment in the surrounding area .
The West End development is a prime example of a site that will support the goals of the Westside
Master Plan . Through a change in permitted land use, this project will foster reinvestment in the
community. This mixed-use neighborhood and community node will be a unique place and will
provide services to the neighborhood with the potential for coffee shops, restaurants or other reta ii
opportunities. These uses will be supported by the presence of medium and high density residential
units. The development will serve as a gateway to the Westside and will strengthen 900 South as a
multi modal transportation corridor and reinforce the Jordan River as a local amenity.
Similarly, the 9 Line Corridor Master Plan states the following goals:
• Connecting stable residential neighborhoods, growing commercial and neighborhood
centers, and promoting thriving recreation locations;
• Embracing a diverse assemblage of people and user groups, providing the opportunity for
enhancing their connections to the surrounding businesses and neighborhoods that form a
unique and attractive community;
•Improving physical and cultural connections between the east and west sides of the City
that in turn offer regional connections;
•Featuring retail, service, recreational, and educational options at key nodes along the 9
Line, as well as encouraging and facilitating connections to neighborhood nodes in the
surrounding community;
•Facilitating the goal of We st Salt Lake becoming the primary destination in Salt Lake City
for river recreation and other types of parks and public spaces ;
3 I Page
•Serving as a mechanism for the neighborhoods of West Salt Lake to celebrate their history
and character by functioning as a co mmunity and cultural asset that conn ects people of al l
ages to services and educa tional opportunities; and
• Supporting connections to the West Salt Lake industrial business co mmunity, helping it
continue to be a healthy and diverse growing employment and economic ba se for Salt lake
City.
Via th e 9 line trail, The West End Project creates and connects residential neighborhoods with
rec reation opportunities. The West End de ve lopment is an opportunity to acco mplish the goals
li sted in the 9 line Master Plan. The co mmerc ial components will be a key node along the trail
system. The residential apartment units will provide opportunities for more diversity to supp lement
the ex i st ing co mmunity fabri c. The mix of uses will foster a unique and attractive atmosphere. The
reuse of the warehouse structures recognizes the industrial roots of the site and creates a gathering
point for the co mmunity.
The Sa lt Lake City Housing and Neighborhood Development (HAND) division also provides insight in
the document labeled Growing SLC: A Five Year Housing Plan. This document recognize s that
e leme nts such as zoning changes are necessary to support the addition of re sidential units and the
establishment of communities and affordable places to live.
Th e first policy change listed by the plan is to focus on updates to the zoning co de :
Goal 1, Objective 1: Review and modify land-use and zoning regulations to reflect the
affordability needs of a growing, pioneering city.
Th e Growing SLC plan encourages fl ex ible zon in g, in particular along transportation routes. The plan
also encourages infill projects with an em pha si s on providing hou sing diversity and stock with a
variety of product types and levels of affordability.
Develop infill ordinances that promote a diverse housing stock, increase housing options,
create redevelopment opportunities, and allow additional units within existing structures,
while minimiz ing neighborhood impacts .
Plan Salt Lake
In order to articulate a city wid e vision, Salt l ake City Planners c rafted the Plan Sal t Lak e vi sioning
document which was adopted December 201 5. The West End project is congruent with this vision
a nd it will provide benefits to the e ntire ci ty, beyond the borders of the West sid e. This project is
compatible with the framework that th e city has identified to anticipate growth and matches the
vision towards sust ainability and livability. As a part of the sustainable growth and development
st rateg i es identified, empha sis o n development that includes placemaking features, broad mix of
uses, co nn ec tivity and density are considered positive meas ures to accomplish responsible growth.
The W est End project aims to include these sa me co mpon ents in their ma ster plan of the block.
Pl ace m aki ng is ce lebrated in the adaptive r e -use of the barrel vau lt warehouse bu ildings. Access
from the mid -block alley provides opportunity for outdoor dining with e leme nts su ch as festoon
lighting a nd site furnishing. These commercial uses create vibrancy througho ut the day and night.
With adjacent access to the 9 line Trail and the mid-block connection which breaks down the large
block dime nsions, multi modal circulation is e nhan ced. The guiding princ iples identified include
41 P age
Neighborhoods, Housing, Transportation & Mobility, Air Quality, Natural Environment, Parks &
Recreation, Beautiful City, Preservation, Arts & Culture, Equity, Economy, Government. More
specifically, with the proper zoning, the West End Project can provide a safe environment,
opportunity for social interaction, and services needed for the well-being of the community. It is the
draw along 900 South that welcomes people into the Westside and provides a business node.
Another congruent stated initiative to accommodate growth is to promote infill and redevelopment
of underutilized land. Access to a variety of housing types is important in particular adjacent to
trails and other outdoor recreation . The 9 Line Trail and the Jordan River Trail can provide these
connections and general mobility for higher density nodes for projects like the West End .
The West End project complies resoundingly with the vision of the city-wide plans by creating
additional housing stock along a transportation corridor. This additional housing stock and
bolstering of community occurs through a land use change: the zone map amendment. This
approach is recognized as one of the primary solutions to addressing the housing shortage by
choos ing to change current zoning.
The development team has been proactive with the existing community and neighbors. They have
sponsored an open house meeting on site and have an ongoing dialogue with the local community
council. Additionally, the team received a unanimous recommendation from the RDA Finance
Committee forthe approval of a loan to finance the adaptive re-use of the two commercial
structures on site. This development loan was recently presented to the RDA Board for their
consideration and won its approval as well.
Purpose:
The purpose of the Zone Map amendment is to facilitate the sta ted goals and vision of the city's
adopted masterplans and other planning and visioning documents. The project planned for this site
is in alignment with the city plans and policies. The zo ne ame ndment process is the mechanism
outlined many times in the city policy documentation. The existing zoning is outdated and is
preventing the ideal growth pattern for the area . This development can achieve the goals and
visions with the appropriate zoning designation . As discussed with members of the city planning
staff, the development team has identified RMU zone as the most relevant zo ning designation to
match the overall city vision as well as the local master plan documentation. As evidenced by the
community outreach already performed, the West End Developme nt team is invested in the
community beyond their own property boundary. The team held an open house with the Poplar
Grove community at which they received initial feedback from the community and the block to the
w est in particular. As further illustration of this applicant's dedication to the neighborhood, the
West End team has also hired Architectural Nexu s to explore the potential of a re-zone for the block
immediately to the west of their site at the request of the PGCC. Working with the community
co uncil, consensus is being established to determine the appropriate departure from the no longer
suitable M-1 designation .
SI Pa ge
Parcels for Zone Map Amendment
1511278001, 1511278002, 1511278003,1511278004, 1511278005,1511278008,1511278014,
1511278012, 1511278013,1511278016
RMU Zoning:
The purpose statement of the RMU is as follows :
The purpose of the R-MU Residential/Mixed Use District is to reinforce the mixed use
character of the area and encourage the development of areas as high density residential
urban neighborhoods conta ining retail, service commercial, and small scale office uses. This
district is appropriate in areas of the City where the applicable master plans support high
density, mixed use development. The stand a rds for the district are intended to facilitate the
creation of a walkable urban neighborhood with an emphasis on pedestrian scale activity
while acknowledging the need for transit and automobile access.
The West End development squarely fits the purpose statement of the RMU zone. As a proper
mixed-use project, it will thrive on the connectivity of the 9 Line trail system. Medium to high
density residential units will benefit from and support the commercial aspects of the project. The
intent of the amendment would be to follow the established strategy of Salt Lake City's master plan
documents and to allow the neighborhood to flourish with the appropriate zone designation . This
amendment will allow projects on this block to serve as a gateway to this district. The height
allowed by RMU zoning for multifamily development will help shield the extant low density
neighborhood to the west from the 45 foot high freeway to the site's east. The RMU Zone
requirements are as follows:
MINIMUM YARD REQUIREMENTS
6j Page
1. Single-Family Detached Dwellings:
a. Front Yard: Fifteen feet (15').
b. Corner Side Yard : Ten feet (10').
c. Interior Side Yard:
(1) Corner lots : Four feet (4').
(2) Interior lots: Four feet (4') on one side and ten feet (10') on the other.
d. Rear Yard : Twenty five percent (25%) of the lot depth, but need not be more than
twenty feet (20').
2. Single-Family Attached, Two-Family And Twin Home Dwellings:
a. Front Yard : Fifteen feet (15').
b. Corner Side Yard : Ten feet (10').
c. Interior Side Yard:
(1) Single-family attached: No yard is required, however if one is provided it
shall not be less than four feet (4').
(2) Two-family:
(A) Interior lot: Four feet (4') on one side and ten feet (10') on
the other.
(B) Corner lot: Four feet (4').
(3) Twin home: No yard is required along one side lot line. A ten foot (10')
yard is required on the other.
d. Rear Yard: Twenty five percent (25%) of lot depth or twenty five feet (25'),
whichever is less.
3. Multi-Family Dwellings And Any Other Residential Uses:
a. Front Yard: No setback is required.
b. Corner Side Yard : No setback is requ ired.
c. Interior Side Yard : No setback is required.
d. Rear Yard : Twenty five percent (25%) of lot depth, but need not exceed thirty feet
(30').
4 . Nonresidential Development:
a . Front Yard : No setback is required .
b. Corner Side Yard : No setback is required .
c. Interior Side Yard : No setback is required.
d . Rear Yard: Twenty five percent (25%) of lot depth, but need not exceed thirty feet
(30').
1. Front Yard: No setback is required .
2. Corner Side Yard: No setback is required.
3. Interior Side Yard : No setback is required.
4. Rear Ya rd : Twenty five percent (25%) of lot depth, but need not exceed
thirty feet (30').
5. Existing Lots: Lots legally existing on the effective date hereof, April 12, 1995, shall be
considered legal conforming lots.
6. Minimum Lot Area Exemptions: For multiple-unit residential uses , nonresidential and
mixed uses, no minimum lot area is required . In addition, no front, corner side or interior
71 Page
side yards or landscaped setbacks are required; except where interior side yards are
provided, they shall not be less than four feet (4').
7. Existing Buildings: For buildings legally existing on the effective date hereof, required
yards shall be no greater than the established setback line.
8. Maximum Setback: For single -family, two-family, and twi n home dwellings, at least
twenty five percent (25%) of the building facade must be located within twenty five feet
(25') of the front lot line. For all other uses, at least twenty five percent (25%) of the
building facade must be located within fifteen feet (15') of the front lot line. Exceptions to
this requirement may be authorized as design review, subject to the requirements of
chapter 21A.59 of this title, and the review and approval of the Planning Commission. The
Planning Director, in consultation with the Transportation Director, may modify this
requirement if the adjacent public sidewalk is substandard and the resulting modification
to the setback results in a more efficient public sidewalk. The Planning Director may
waive this requirement for any addition, expansion , or intensification, which increases
the floor area or parking requirement by less than fifty percent (50%) if the Planning
Director finds the following:
a. The architecture of the addition is compatible with the architecture of the original
structure or the surrounding architecture.
b. The addition is not part of a series of incremental additions intended to subvert
the intent of the ordinance.
Appeal of administrative decision is to the Planning Commission.
9. Parking Setback: Surface parking lots within an interior side yard shall maintain a thirty
foot (30') landscape setback from the front property line or be located behind the
primary structure. Parking structures shall maintain a forty five foot (45') minimum
setback from a front or corner side yard property line or be located behind the primary
structure. There are no minimum or maximum setback restrictions on underground
parking. The Planning Director may modify or waive this requirement if the Planning
Director finds the following:
a. The parking is compatible with the architecture/design of the original structure or
the surrounding architecture.
b . The parking is not part of a series of incremental additions intended to subvert
the intent of the ordinance.
c. The horizontal landscaping is replaced with vertical screening in the form of
berms, plant materials, architectural features, fencing and/or other forms of
screening.
d. The landscaped setback is consistent with the surrounding neighborhood
character.
e. The overall project is consistent with section 21A.59.050 of this title.
Appeal of administrative decision is to the Planning Commission .
8 1Page
F. Maximum Building Height: The maximum building height shall not exceed seventy five
feet (75'), except that nonresidential buildings and uses shall be limited by subsections
Fl and F2 of this section . Buildings taller than seventy five feet (75'), up to a maximum
of one hundred twenty five feet (125'), may be authorized through the design review
process (chapter 21A.59 of this title) and provided, that the proposed height is located
within the one hundred twenty five foot (125') height zone indicated in the map located
in subsection F3 of this section.
1. Maximum height for nonresidential buildings: Forty five feet (45').
2. Maximum floor area coverage of nonresidential uses in m ix ed use buildings of
residential and nonresidential uses: Three (3) floors.
3. One hundred twenty five foot (125') height zone map for the R-MU District:
FIGURE 21A.24.170.F.3
G. Minimum Open Space Area: For residential uses and mixed use s containing res idential
use, not less than twenty percent (20%) of the lot area shall be maintained as an open
space area. This open space ·area may take the form of landscape yards or plazas and
courtyards, subject to site plan review approva l.
H. Land scape Yards: All front and co rner side yards provided shall be maintained as a
landscape yard in conformance with chapter 21A.48, "Landscaping And Buffers", of this
title.
I. Landscape Buffers: Where a lot in the R-MU District abuts a lot in a Single -Fam ily or Two-
Family Residential District, landscape buffers shall be provided as required in chapter
21A.48, "Landscaping And Buffers", of this title. (Ord.14-19, 2019 : Ord .13-19, 2019:
Ord. 46-17, 2017: Ord . 12-17, 2017)
In addition to sup porting the type of development described in the purpose statement of the RMU
zone, the amendment will allow projects to meet the visions and goals of the Westside Master Plan,
9 Line Master Plan, Growing SLC: A Five Year Housing Plan and Plan Salt Lak e. The zone map change
will promote reinvestment and redevelopment on a local neighborhood sca le which will then
become a part of the overall successful citywide vision. These new development opportunities will
encourage "unique, mixed use neighborhood and com munity nodes." From a citywide perspective,
the Growing SLC: A Five Year Hou sing Plan and the Plan Sa lt Lake vision can only be accomplished
by utilizing the appropriate zoning to foster the desired land use s.
9I P age
Surrounding Zoning:
M-1
Existing M-1 Zoning Text :
A. Purpose Statement: The purpose of the M-1 Light Manufacturing District is to provide an
environment for light industrial uses that produce no appreciable impact on adjacent properties,
that desire a clean attractive industrial setting, and that protects nearby se nsitive lands and
waterways. This zone is appropriate in locations that are supported by the applicable Master Plan
policies adopted by the City. Th is d istrict is intended to provide areas in the City that generate
employment opportunities and to promote economic development. The uses include other types of
land uses that support and provide service to manufacturing and i ndustrial use s. Safe, convenient
and inviting connections that provide acces s to businesses from public sidewalks, bike paths and
streets are necessary and to be provided in an equal way. Certain land uses are prohibited in order
to preserve land for manufacturing uses and to promote the importance of nearby environmentally
sensi tive lands.
B. Uses: Uses in the M-1 Light Manufacturing District as specified in section 21A.33.040, "Table Of
Permitted And Conditional Uses For Manufacturing Districts", of this title are permitted subject to
the general provisions set forth in section 21A.28.010 of this chapter.
C. Minimum Lot Size:
1. Minimum Lot Area : Ten thousand (10,000) square feet.
2. Minimum Lot Width : Eighty feet (80').
3 . Existi ng Lots: Lots legally existing as of April 12, 1995, shall be considered legal
conforming lots.
D. Minimum Yard Requirements:
1. Front Yard: Fifteen feet (15').
2. Corner Side Yard : Fifteen feet (15').
3. Interior Side Yard : None required .
4. Rear Yard: None required .
5 . Accessory Uses, Bu ildings And Structures In Yards: Accessory uses, buildings and
structures may be located in a required yard area subject to section 21A.36.020, table
21A.36.020B of this title.
6. Additional Setback When Adjacent To AG-2 And AG-5 Districts: When adjacent to a lot in
the AG -2 or AG-5 Zo ning District, buildings or portions of bu i ldings, shall be set back one
foot ( 1 ') beyond the required landscape buffer as required in section 21A.48.080 of this title
for every one foot (1') of building height above thirty feet (30').
E. Landscape Yard Requirements:
1. Front And Corner Side Yards: All required front and corner side yards shall be maintained
as landscape yards in conformance with the requi re ments of chapter 21A.48 of this title.
2. Buffer Yards: All lots abutting a lot in a residential district shall conform to the buffer yard
requirements of chapter 21A.48 of this title .
3. Northwest Quadrant Overlay District: Properties located within the Northwest Quadrant
Overlay District are subject to special landscape requirements as outlined in subsection
21A.34.140B2 of this title.
F. Maximum Height:
1. Di stillation Column Structures; Development In AFPP Overlay District: No building shall
exceed sixty five feet (65') except that emission free distillation column structures,
IO I Page
necessary for manufacture processing purposes, shall be permitted up to the most
restrictive Federal Aviation Administration imposed minimal approach surface elevations, or
one hundred twenty feet (120') maximum, whichever is less. Said approach surface
elevation will be determined by the Salt Lake City Department of Airports at the proposed
locations of the distillation column structure. Any proposed development in the Airport
Flight Path Protection (AFPP) Overlay District, as outlined in section 21A.34.040 of this title,
will require approval of the Department of Airports prior to issuance of a building permit. All
proposed development within the AFPP Overlay District which exceeds fifty feet (SO') may
also require site specific approval from the Federal Aviation Administration.
2. Location Exception: In the M-1 Zoning Districts located west of the Salt Lake City
International Airport and north of Interstate 80 (1 -80), buildings may exceed sixty five feet
(65') in height subject to the design review standards and procedures of chapter 21A.59 of
this title. In no case shall any building exceed eighty five feet (85').
3. Railroad Offloading Structures : Cranes, lifts, and other similar offloading structures
related to the operation of a railroad freight terminal are allowed up to eighty five feet (85')
in height and are also subject to the Airport Flight Path Protection (AFPP) Overlay District
and Federal Aviation Administration (FAA) requirements. (Ord. 14-19, 2019: Ord. 3-18,
2018)
The M-1 zone is not a path to further develop city goals. Driven by historical constraints, the
Westside's previous lack of connectivity segregated its communities from the rest of the city. With
the advent of the 9 Line trail and other trail network connections, the Westside is poised to
blossom. The means to create the alignment with the city vision is through appropriate zoning.
Summary
The zone amendment is consistent with the purposes, goals, objectives, and policies of the City. The
relevant standards for map amendments as taken from ordinance 21A.59.0SO are as follows:
• 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.
• The extent to which a proposed map amendment will affect adjacent properties;
• 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.
As referenced above in specific detail, there are innumerable references in adopted city plan
documents to support and encourage this zone amendment, including the following:
Westside Masterplan
9 Line Corridor Master Plan
Growing SLC: A Five Year Housing Plan
Plan Salt Lake
New residents and employees to the neighborhood will enjoy access to parks and recreational
facilities including the 9 Line trail, Jordan River Parkway Trail, Jordan Park and the 9 th South River
lll P age
park. In addition, the proposed map amendment will have positive impacts for the adjacent
properties and existing residents. Currently, the West End property and adjacent alley have been
underutilized and have invited unwelcome activities. The activation and re -use of these spaces will
breathe life into this block. The existing residential fabric will benefit from the commercial uses and
increased positive activity in the area. This property owner has proactively engaged with the
community and the local community council and has taken a transparent approach to
communicating the goals for the project. This development aims to create a tangible benefit to the
neighborhood, community and city.
This proactive approach extends to coordination with the city. This development team has
participated in a pre-submittal conference with Salt Lake City planners. They have reviewed the
project with the Development Review Team (DRT). During these discussions, adequacy of public
facilities and services intended to serve the subject property, including, but not limited to,
roadways, fire protection, schools, storm water drainage systems, water supplies, and wastewater
and refuse collection were reviewed . At the conceptual level, these important factors can be
addressed and no items were introduced to preclude development. As the project gains
momentum and more robust design, engineering and calculations are developed, more in -depth
discussions with entities such as Public Utilities, Salt Lake City Fire Department, Engineering and
Zoning will occur.
The existing zoning designation of M-1 does not advance the goals of the city . The proposed zone
map amendment will foster alignment with the both the Westside Master Plan and the 9 Line
Master Plan. Congruence with the principles and initiatives outlined in Growing Salt Lake and Plan
Salt Lake documents can also be achieved with these type of infill projects. With the proper zo ning,
creating a node that connects to the 9 Line trail, the West End Development will break down the
large blocks with an activated and safe alley at the midblock. Welcoming retail can thrive with
patronage from existing and new residents. Previously segregated from the rest of the city, the
West End project will provide an exciting portal to the Westside community while celebrating the
past with adaptive re-use. The proje ct is looking to the future with the activation of the area
through mixed use commercial and residential functions. While Phase 1 of the project, including the
adaptive re-use commercial, can proceed under the M-1 Zoning, the critical addition of residential
cannot. These uses are dependent on each other in a symbiotic way. The importance of creating
more residential nodes to support and activate this potential gateway is critical to cultivating the
desired neighborhood fabric. It is this mixed -use environment that will drive economic vitality and
foster a sense of place. We are excited to provide an activated, true mixed-use environment
congruent with the city goals that will bolster a neighborhood and community.
12 1P age
M-1 & R-MU
Zoning Comparison
REGULATION EXISTING ZONING (M-1) PROPOSED ZONING (R-MU)
Lot Area/Width 10,000 SF/ 80 FT Multi-Family Dwellings – No minimum/50 FT
Single Family Attached – 3,000 SF/22 FT for
interior & 32 FT corner Single Family Detached – 5,000 SF/50 FT
Twin Home Dwelling – 4,000 SF/25 FT
Two Family Dwelling – 8,000 SF/50 FT
Non-Residential Uses – No minimum/No
Minimum
Other permitted or conditional uses in
21A.33.020 - 5,000 SF/50 FT
Setbacks Front Yard – 15 FT
Corner Side Yard – 15 FT Interior Side Yard - No setback
required
Rear Yard – No setback
required
*All required front and corner
side yards shall be maintained
as landscape yards in conformance with the
requirements of chapter
21A.48 of this title
Front Yard – No setback required; Maximum
setback - at least 25% of the building facade must be located within 15 FT of the front lot line
Corner Side Yard - No setback required Interior Side Yard - No setback required
Rear Yard – 25% of the lot depth/need not exceed
30 FT
Parking Setback No specific parking setback regulations Surface Parking Lots Within an Interior Side Yard – 30 FT landscape setback from the front property
line or be located behind the primary structure.
Parking Structures – 45 FT minimum setback from a front or corner side yard property line or be
located behind the primary structure.
Building Height Building Height – 65 FT
Residential Building Height – 75 FT Non-Residential Buildings/Uses – 45 FT
(Maximum floor area coverage of nonresidential
uses in mixed use buildings is limited to 3 floors)
Open Space No specific open space regulations Residential uses and mixed uses containing residential use - 20% of the lot area
The following uses are not currently allowed in the M-1 zoning district but are listed as permitted
or conditional uses under the proposed R-MU zoning district designation:
New Permitted New Conditional
Art Gallery Dwelling, group home (large)
Bed and breakfast, inn/manor Dwelling, residential support (large)
Clinic (medical, dental) Library
Daycare, nonregistered home daycare Theatre, movie
Dwelling, accessory unit
Dwelling, assisted living facility (large)
Dwelling, assisted living facility (limited capacity)
Dwelling, assisted living facility (small)
Dwelling, group home (small)
Dwelling, manufactured home
Dwelling, multi-family
Dwelling, residential support (small)
Dwelling, rooming (boarding) house
Dwelling, single-family (attached)
Dwelling, single-family (detached)
Dwelling, twin home and two family
Eleemosynary facility
Funeral home
Mixed use development
The uses in the table below are currently listed as permitted or conditional uses in the land use
table for the M-1 zoning district. These uses below would no longer be allowed under the proposed
R-MU zoning district:
Changing from Permitted to Not Allowed Changing from Conditional to Not Allowed
Alcohol, Distillery Animal, Raising of furbearing animals
Alcohol, Winery Animal, Stockyard
Animal, Cremation service Community correctional facility (large)
Animal, Kennel Community correctional facility (small)
Animal, Pet Cemetery Concrete and/or asphalt manufacturing
Animal, Pound Grain Elevator
Bakery, commercial Railroad freight terminal facility
Blacksmith shop Railroad repair shop
Bottling plant Recycling, processing center (outdoor)
Brewery Rock, sand, and gravel storage and distribution
Building materials distribution Utility, electric generation facility
Bus line station/terminal Utility, sewage treatment plant
Bus line yard and repair facility Utility, solid waste transfer station
Check cashing/payday loan business Vehicle, automobile salvage and recycling (outdoor)
Contractor’s yard/office
Changing from Permitted to Not Allowed Changing from Conditional to Not Allowed
Equipment, heavy (rental, sales, service)
Equipment rental, (indoor and/or outdoor)
Food processing
Gas station
Golf course
Greenhouse
Hotel/motel
Impound lot
Industrial assembly
Large wind energy system
Laundry, commercial
Light manufacturing
Package delivery facility
Parking (commercial, off-site, park and ride lot,
park and ride lot shared with existing use)
Photo finishing lab
Printing plant
Radio, television station
Recycling, collection station
Recycling, processing center (indoor)
Restaurant with a drive through
Retail goods establishment with a drive through
Sexually oriented business
Sign painting/fabrication
Small brewery
Storage and display (outdoor)
Storage, public (outdoor)
Storage, self
Store, convenience
Studio, motion picture
Taxicab facility
Tire distribution retail/wholesale
Truck freight terminal
Vehicle, auction
Vehicle, automobile truck and repair
Vehicle, automobile truck and rental (including
large truck)
Vehicle, automobile, part sales
Vehicle, automobile salvage and recycling
(indoor)
Vehicle, Recreational vehicle sales and service
Vehicle, truck repair (large)
Changing from Permitted to Not Allowed Changing from Conditional to Not Allowed
Warehouse
Welding shop
Wholesale distribution
Woodworking mill
City Plan Considerations
Adopted City Plan Policies and Guidance
Zoning map amendments are reviewed for compliance with City master plans and adopted
policies. The below plans were adopted for the area:
• Westside Master Plan (Current Community Plan)
o The subject properties are located along the north end of the 700 West industrial
corridor which is between I-15 and 800 West from 800 South to approximately 1700
South.
o The steps identified for gradual change along the 700 West corridor include —zoning
changes, design guidelines and capital improvements.
o The plan includes several goals for increasing the community’s residential density.
o Adding more commercial and multi-family residential infill should be pursued when
the opportunity for redevelopment arises along the corridor.
o Residents’ ideas for the future of the 700 West corridor had a focus on phasing out of
the intense industrial uses.
o Consider permitting residential and commercial infill on vacant parcels in the
industrial corridor. Height and bulk regulations for infill development should be as
flexible in order to achieve high density development (50 or more dwelling units per
acre).
o Identify underutilized or unmaintained areas within large residential blocks in the
Westside. These mid-block areas should be targeted for development through flexible
zoning and design standards.
o Some design elements that are used to increase density, such as height and bulk, can
be made compatible through appropriate architectural design and landscaping
techniques.
o Review the uses that are permitted in the current light manufacturing zoning district
and determine if a new zone may be more appropriate. A new district should more
specifically regulate building and site design and should completely prohibit any uses
that produce noxious odors, fumes or other discharge or other uses that rely heavily
on outdoor storage.
• 9 Line Corridor Master Plan
o Major & Minor Gateways - The 9 Line enjoys an excellent relative location in the Salt
Lake Valley, passing many important transportation corridors, neighborhood nodes,
parks and other points of interest. Nowhere is this more obvious than at several of
the major potential gateways to the corridor; places where the 9 Line intersects with
important modes of transportation such as UTA Trax, or the Jordan River Parkway.
In order to increase its visibility, and to welcome potential corridor users, these
important intersections – major and minor – should be considered gateways, and
provide the appropriate amenities and infrastructure to that end. Moreover, they
should consider the needs of motorists, cyclists and pedestrians.
o Where the 9-line passes under I-15 is a major gateway and 700 West acts is identified
as a minor gateway.
o On 900 S between the I-15 node and the 9th and 9th node is identified as a Corridor
Type C - The corridor is widest in this area connecting users to regional parks and
neighborhood commercial centers along the paved trailway. This area features a
mixture of residential, commercial and light industrial uses. The neighborhood node
at 900 South & 900 West presents a strong opportunity to catalyze future
development
o I-15 Node Analysis and Potential - The 9 Line corridor changes dramatically between
I-15 and 900 West. Adjacent land uses in this section of the corridor transition from
commercial and light industrial on the eastern end to neighborhood commercial,
single-family residential and open space on the west end. There is some vacant land
and a new bike park adjacent to the Interstate which present opportunities for
programmed activities and other trailway development.
• Plan Salt Lake
o Growth – Promote infill and redevelopment of underutilized land.
o Housing – Direct new growth toward areas with existing infrastructure and services
that have the potential to be people oriented.
o Beautiful City - Support and encourage architecture, development, and infrastructure
that is people-focused, responds to its surrounding context and enhances the public
realm, reflects our diverse cultural, ethnic, and religious heritage and is sustainable,
using high quality materials and building standards.
o Create opportunities to connect with nature in urban areas.
o Reinforce and preserve neighborhood and district character and a strong sense of
place.
o Preservation - Preserve and enhance neighborhood and district character.
o Encourage the incorporation of historic elements into buildings, landscapes, public
spaces, streetscapes, neighborhoods, and districts where appropriate.
o Economy - Support the growth of small businesses, entrepreneurship and
neighborhood business nodes.
• Growing SLC
o Develop flexible zoning tools and regulations, with a focus along significant
transportation routes
o Support diverse and vibrant neighborhoods by aligning land use policies that
promote a housing market capable of accommodating residents throughout all stages
of life
Salt Lake City Comprehensive Housing Policy
The Salt Lake City Comprehensive Housing Policy was adopted on March 1, 2016.
The Housing Policy represents the City Council’s efforts to establish a policy
direction to address current conditions in Salt Lake City. The intent is that this
direction will be followed whenever the City engages in housing funding assistance,
zoning and land use planning, master planning neighborhoods, and creating
economic incentives. Additionally, the Housing Policy is intended to achieve the
following that relate to the requested rezone:
Foster and celebrate the urban residential tradition
Develop new housing opportunities throughout the City
Promote a diverse and balanced community by ensuring that a wide range of
housing types and choices exist for all income levels, age groups, and types of
households
• Transit Master Plan
o 900 S is identified as a high priority corridor as it provides opportunities for
additional east/west cross- town connections as well as connections. 900 W is also
discussed as improving connections to the neighboring Fairpark and Glendale
communities.
o Building off existing plans and policies, the Salt Lake City Transit Master Plan
recognizes the importance of land use, street connectivity, and placemaking to
implement a well-used and attractive frequent transit network (FTN). The FTN must
be supported by a concentration of land uses, connections to key destinations, a rich
mix of uses, and interconnected streets. The Transit Master Plan embraces these
concepts to help achieve the City’s goals to increase transit ridership in Salt Lake
City.
o Provide a rich mix of uses that support street-level activity throughout the day and
night. A diversity of land uses (including residential, commercial, industrial,
institutional, and recreational uses) promotes walking and transit ridership, and
reduces driving.
o A mix of land uses allows more daily needs to be met within shorter distances,
encouraging people to walk and take transit for more trips. Land use diversity also
creates a more interesting and active urban environment that makes walking and
taking transit feel safer and more attractive at all times of the day and night
o Salt Lake City also plays an important role in working with developers to set
standards for new development. These standards can help ensure land uses support
the FTN, including: Pedestrian-oriented design: Identify design standards that
promote pedestrian-oriented urban design features, such as active frontages built
right to the street with parking located at the rear of the building and landscaping
that provides a buffer between the sidewalk and the street.
o Land use and placemaking recommendations –Continue to monitor zoning along the
FTN to ensure transit is supported by a mix of uses, adequate densities, parking
requirements, and other transit supportive elements.
o Provide a mix of housing options along the FTN to support housing affordability and
diversity
Staff Discussion
As discussed in the considerations section of the staff report, the proposal generally complies
with the master plan policies for the area by providing the opportunity to add more compatible
commercial and residential infill along the 700 W corridor and along 900 S which acts as an
important gateway into the broader Westside community. The proximity to Downtown, the
Jordan River and the 9 Line Trail all make the area attractive to many residents.
The proposed R-MU zone would allow for residential uses that are not permitted under the
existing M-1 zoning designation, which further promotes the goals and visions of city plans by
promoting redevelopment of underutilized land. The proposed R-MU zone also restricts some of
the industrial uses allowed in M-1 that currently have a negative visual impact on this Westside
gateway such as outdoor storage of materials and finished products.
Analysis of Zoning
Amendment Standards
ZONING MAP AMENDMENTS
21A.50.050: A decision to amend the text of this title or the zoning map by general
amendment is a matter committed to the legislative discretion of the city council and is not
controlled by any one standard. In making a decision to amend the zoning map, the City
Council should consider the following:
FACTOR FINDING RATIONALE
1. 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 The property is located within the Westside
Master Plan area. See Attachment D for
discussion of relevant City policies and plans
and the proposal’s compliance.
2. Whether a proposed
map amendment furthers
the specific purpose
statements of the zoning
ordinance.
Complies The purpose of the R-MU Residential/Mixed
Use District is to reinforce the mixed-use
character of the area and encourage the
development of areas as high density
residential urban neighborhoods containing
retail, service commercial, and small-scale
office uses. This district is appropriate in
areas of the City where the applicable
master plans support high density, mixed
use development. The standards for the
district are intended to facilitate the
creation of a walkable urban neighborhood
with an emphasis on pedestrian scale
activity while acknowledging the need for
transit and automobile access.
In compliance with this purpose statement,
the proposed location of the zoning district
fits the location criteria of the zone. The zone
would be located in an area supported by the
master plan for a mixed of uses including
high density residential. The standards of the
R-MU zone, such as distance from the
buildings to the sidewalk, also help promote
a walkable urban neighborhood with
pedestrian scale activity.
3. The extent to which a
proposed map
amendment will affect
adjacent properties;
Complies
The proposed R-MU zoning district would
allow a mix of land uses and residential uses
that are not currently allowed by the M-1
zoning. The development standards in the R-
MU zoning district are intended to
encourage the development of areas as a mix
of compatible residential and commercial
uses, which is consistent with the Master
Plan policies and goals in this area.
The proposal would add residential uses as
allowed uses to the properties; however,
even though the surrounding properties are
zoned M-1, many of the adjacent properties
contain residential uses so the proposed zone
would be more compatible with the existing
uses than the M-1 zoning district.
Many of the more visually and
environmentally impactful industrial uses
that are currently allowed in the M-1 zone
would no longer be allowed under the
requested zoning designation. See
Attachment C for a comparison of the
permitted and conditional uses in the M-1
and R-MU zone.
The proposed zoning district does allow for
heights up to 75’ for residential development,
which is an increase in 10’ from the 65’ that
is currently allowed in the M-1 zone,
however, staff does not believe that to be a
substantial change that would cause any
different or significantly increased impacts
than a 65' building. Additionally, the R-MU
zone requires a rear yard setback (25% of the
lot depth) whereas is in the M-1 zone, there
is no setback requirement and the allowed
uses may be more impactful to surrounding
residential uses.
The proposed R-MU zoning is not
anticipated to introduce substantive new or
additional negative impacts to adjacent
properties. The proposal will lessen the
potential for negative impacts in a number
of ways versus the current development
allowances under the M-1 zoning
designation. Given the likely future
transition of the area into one of mixed-use
zoning, specifically the 700 W industrial
corridor and the 900 S gateway into
Westside neighborhoods, having mixed-use
zoning along the frontage of 700 W as well
as 900 S is desirable in the context of future
development and plans for the area.
4. Whether a proposed
map amendment is
consistent with the
Complies
The proposed map amendment is not within
any overlay zoning district. This standard is
not applicable to the proposal.
purposes and provisions
of any applicable overlay
zoning districts which
may impose additional
standards
5. 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
The subject property is located within a built
environment where public facilities and
services already exist. The site is currently
served by 900 south, 700 west, Genesee Ave,
and a public right of way. Future
development on these properties, such as
commercial or multifamily development may
require upgrading utilities and drainage
systems that serve the properties. Any
required infrastructure upgrades will be
evaluated with a specific site development
plan.
Comments from public utilities indicate the
water system in the area is undersized and
any new development may require utility
upgrades at the owner’s expense.
Additionally, there is a sewer main running
through the property that will need to be
abandoned or relocated or may limit
available building areas.
Photographs
View of subject site from 900 S facing north
View of subject site from 900 S facing north east
View of subject site from corner of 900 S and 700 W facing north west
View of subject public right of way from 900 S facing north
View of subject site from Genesee Ave. facing south
View across the street to the south of the subject site – south side of 900 S
View of surrounding development on the block face to the west of the subject site
View of surrounding development – 800 W facing east
View of surrounding development to the north of the subject site – Genesee Ave. facing west
View of surrounding development on Genesee west of subject site
Public Process And
Comments
The following attachment lists the public meetings that have been held, and other public input
opportunities, related to the proposed project. All written comments that were received
throughout this process are included within this attachment.
Poplar Grove Community Council Meeting
The property is within the boundaries of Poplar Grove Community Council. Prior to submitting
the rezone application, the applicants attended the September 25, 2019 Poplar Grove Community
Council meeting, which was hosted on the subject site in the vacant warehouse buildings. During
the meeting the applicant discussed their plans to request a rezone for the properties and their
ideas and intent for future development of the site with multi-family housing. Planning Staff also
attended the meeting to answer any city process and zoning related questions. Questions were
asked about height, design standards, and building materials that would be applicable under the
requested R-MU zoning district.
Early Notification
A notice of application was sent to the chair of the Poplar Grove & Glendale Community Councils.
The Community Councils were given 45 days to respond with any concerns or comments.
Notice of the application was also sent to property owners and residents within 300 feet of the
project. The purpose of this notice is to inform surrounding property owners and residents that
an application has been submitted, provide details regarding the request, outline steps in the
planning review and decision making process, and to let them know how to obtain more
information and submit comments early on in the review process.
City Open House
Because the property is located within 600 feet of two community council districts, the City
Planning Division held an open house on January 16, 2020 for the proposal in order to obtain
feedback from residents and property owners and to provide information about the public process
and City regulations.
For the open house, the City provided mailed notice to residents and property owners within
approximately 300 feet of the proposal two weeks in advance of the open house. Notices were also
e-mailed to the City’s general Planning mailing list and to those individuals that requested notice
for meetings for the proposal.
Public Hearing Notice
The Planning Division provided the following notices for the Planning Commission meeting:
• Mailed notice sent March 26, 2020
• E-mailed notice to listserv sent March 26, 2020
• Public hearing notice signs posted on the property March 26, 2020
Public Input Received
Planning Staff received a letter of support from both the Poplar Grove Community Council and
the Glendale Community Council. No other formal public comments have been received as of the
publication of this staff report.
The adjacent property owner on the north east corner of the block occupied by the Summum
Pyrimid, came into the city planning office expressing concerns with setbacks of a new
development in relation to their property as well as potential residential uses on the site that could
be developed under the proposed R-MU zoning designation. Staff informed the adjacent property
owner to send an email to staff outlining these concerns and to submit any comments or questions
they had so they could be addressed. No comments or questions were ever submitted to planning
staff from this adjacent property owner.
The proposed R-MU zoning district has greater setback restrictions in relation to the adjacent
property than what could be developed under the existing M-1 zoning designation. Under the
proposed zoning R-MU zoning district, the interior side yard setback is the same as the interior
side yard setback of the existing M-1 zone (no setback required), and the proposed R-MU zone
does have a rear yard setback requirement of 25% of the lot depth up to 30 FT, compared to the
existing M-1 zone which does not have a rear yard setback requirement.
All written public comments received to date are attached on the following pages of this
attachment.
February 19, 2020
ATTN Amy Thompson
Salt Lake City Planning Division
451 S State St Rm 406
PO Box 145480
Salt Lake City UT 84114-5480
RE: 706-740 West 900 South Rezone Application
Dear Amy Thompson,
The Poplar Grove Community Council (PGCC) enthusiastically supports the request by West End
LLC, the owner of the property, to rezone ten parcels and a portion of a city owned public alley from
M-1 (Light Manufacturing) to R-MU (Residential Mixed Use). We believe that this rezone will jump
start and facilitate deliberate and proper redevelopment and investment in our neighborhood. West
End LLC has been a great partner to work. They have done a fantastic job of informing and
presenting their plans to the community throughout the entire process of making this redevelopment a
reality. Consider this letter of support a ringing endorsement from the community about the proposed
rezone!
Respectfully,
Erik Lopez, Chair
Poplar Grove Community Council
385.743.9767 PoplarGroveCouncil@gmail.com PoplarGroveCouncil @PoplarGroveCC PoplarGroveCouncil
Glendale Community Council
1375 S. Concord Street
Salt Lake City, UT 84104
Board of Directors
Turner C Bitton
Chair
Ashley King
First Vice Chair
Latu Patetefa
Second Vice Chair
Jeremy King
Treasurer
Dane Hess
Past Chair
Ryan Curtis
At-Large Member
February 16, 2020
Salt Lake City Planning Division
451 S State St
Rm 406
PO Box 145480
Salt Lake City UT 84114-5480
To Whom It May Concern:
It is my pleasure to submit this letter on behalf of the Glendale Community
Council. After our extensive review, we would like to express our
enthusiastic support for the rezoning of the parcels located at 706-740 W.
900 S. from M-1 (Light Manufacturing) to R-MU (Residential Mixed Use).
With the current shortage of housing in Salt Lake City, more is always
welcome. Above that, though, the prospect of commercial development is
very exciting to us. Here on the west side, residents often have to travel
outside the neighborhood for basic things like shopping and dining;
projects like this are sorely needed.
The proposed development is exactly the kind of thing that Glendale's
residents have repeatedly expressed interest in for the past several years. It
will act as an anchor to bring much-anticipated commercial development to
the east side of the neighborhood and tie the neighborhood together in a
more cohesive manner. Adding more amenities to our community is a step
in the right direction and we look forward to seeing this development move
forward in the process.
Thank you for the opportunity to weigh in on the development. We greatly
appreciate the opportunity to engage in discussions affecting our
neighborhood.
Thank you,
Turner C. Bitton
Chair, Glendale Community Council
City Department Review
Comments
Transportation
Transportation doesn't have any issues with the rezone. The parking provided with any
development must meet the requirements of 21A.44.
Engineering
No objections to the proposed rezone.
Public Utilities
No objections to the propose zone change. The water system in the area is undersized and any
new development of commercial buildings may require utility upgrades at the owner’s expense.
There is also a sewer main running through the property that will need to be abandoned,
relocated or may limit available building areas.
Fire
Building Services finds no Fire Code related issues associated with this rezone. A thorough fire
review will be done with any future proposed development plan on the site.
Building Services (Zoning)
Building Services finds no Building Code related issues associated with this rezone.
SLC Real Property Management
Salt Lake City property management authorizes the applicant to move forward with the small
portion of the city owned alley included in the rezone request. Please include a condition that
the rezone is subject to the petitioner entering into a Purchase Agreement with the City to
acquire the vacated alley if the vacation is approved by the City Council.
PLANNING COMMISSION - April 8, 2020
c) Agenda/Minutes
SALT LAKE CITY PLANNING COMMISSION MEETING AGENDA
This meeting will be an electronic meeting pursuant to Salt Lake City Emergency
Proclamation No. 2 of 2020 (2)(b)
April 8, 2020 , at 5:30 p.m .
(The order of the items may change at the Commission 's discretion)
This Meeting will not have an anchor location at the City and County Building. Commission Members
will connect remotely . We want to make sure everyone interested in the Planning Commission meetings
can still access the meetings how they feel most comfortable. If you are interested in watching the Planning
Commiss ion meetings , they are available on the following platfo1ms:
• YouTube: www.youtube.com/slclivemeetings
• SLCtv Channel 17 L ive: www.slctv.com/livestream/SLCtv-Live/2
If you are interested in participating during the P ublic Hearing portion of the meeting or provide general
comments, email; planning.comments@ slcgov.com or connect with us on Webex at:
• https://saltlakecity.webex.com/sa ltlakecity/onstage/g.php?MTID=e5blac4b74376cb992dc30b0a852
30851
o Instrnctions for using Webex will be provided on our website at SLC.GOV/Planning
PLANNING COMMISSION MEETING WILL BEGIN AT 5:30 PM
APPROVAL OF MINUTES FOR MARCH 11 , 2020
REPORT OF THE CHAIR AND VICE CHAIR
REPORT OF THE DIRECTOR
PUBLIC HEARINGS
1. Rose Park Buddhist Temple Conditional Use at approximately 1185 West 1000 North -K.C.
Liao , of KC L Des ign , representing the Rose Park Buddhist Temple, is requesting Conditiona l Use
approva l for a renovated 2-story church build ing to be located at 1185 W 1000 N in the R-1 /7 ,000
Single Family zoning district. T he site currently contains an existing church bu il ding which will be
renovated to include sanctuary space, offi ce, and support spaces. The property is located within
Council District 1, represented by James Roge rs . (Staff Contact: Krissy Gilmore at (801) 535-7780 or
kristina.g il more@s lcgov.com) Case Number PLNPCM2020-00078
2. The Ellie Planned Development and Preliminary Plat at approximately 347 , 353 & 359 North
700 West -A request by CW Land Co., representing RECM Investments , LLC , for approval of a
planned deve lopment petition and re lated prelimina ry subdiv ision plat for a proposed 24 -unit
res idential project at approximately 34 7 , 353, and 359 N 700 W. The proposa l includes four separate
principal bu il dings with six un its in each building. T he bu ildings will be approximate ly 30 feet tall , and
each unit footprint w ill be its own lot that does not front a public street. The project as proposed is
subj ect to a pend ing zoning change from SR-1 (Specia l Deve lopment Pattern Residential) to RM F-
35 (Moderate Density Multi-Family Residential) t hat is be ing considered by the Sa lt Lake City Council.
The site is located in Council district #2 , represen ted by Andrew Johnston (Staff contact; Casey
Stewart at 801 -535-6260 or casey.stewart@s lcgov.com) Case numbers PLNSUB2019-00963 &
PLNSU82020-00169
3. Salt Lake Crossing Design Re v iew at approx imately 470 West 200 North -Sa lt Lake C ity has
re ceived a request from Brian Hobbs , with Salt Development, for approval of modifications to the
des ign standards to construct a new mixed -use deve lopment. The standards proposed to be mod ified
include ground -f loor use other than parking a long at least 80% of the street-facing building facades ,
ground floor fa9ade consisting of at least 60% glass, providing operable bu ild ing entrances at least
every 40' on street-fac ing facades, and the max imum length of a street-fac ing fa9ade of 200 '. The
project site is located in the TSA-UC -C (Transit Station Area Urban Center Core) zoning district and
is located in Council District 3, represented by Chris Wharton (Staff Contact: Nannette Larsen at (801)
535 -7645 or nannette.larsen@slcgov.com) Case number PLNPCM2019-01106
4. Zoning Map Amendment at approx imately 706-7 40 West 900 South -A request by West End
LLC , the owner of the property, to rezone ten parce ls and a portion of a city owned public alley from
M-1 (Light Manufacturing) to R-MU (Residentia l Mixed Use). There are currently two commercial
build ings on the site the applicant intends to restore for commercial uses. The appl icant intents to
redevelop the remainder of the site, and the proposed rezone to R-MU wou ld all ow for res idential
uses that are not currently permitted under the existing M-1 zon ing designation. No specific site
development proposal has been submitted at th is time. The properties are located in Council D istrict
2 , represented by Andrew Johnston. (Staff Contact: Amy Thompson at (801) 535-7281
or amy.thompson@s lcgov.com) Case Number PLNPCM2019-011 37
5. Zoning Map and Master Pl an Amendment at approx imately 261 N Redwood Rd. -The property
owner, lain Cameron, is requesting Master Plan and Zoning Map amendments for an approximately
0.94-acre property located at approximately 261 N. Redwood Road. The applicant is requesting a
Master Plan amendment to change the Northwest Community Future Land Use Plan des ignat ion
from Low Dens ity Res idential to Med ium Density Residentia l. The property is cu rrently split-zoned
with the approximately 172' feet closest to Redwood Road zoned RMF -35 and the rema in ing
approximately 366' zoned R-1/5 ,000. The app li cant is requesting a Zoning Map amendment to
change the zoning of the entire parcel to RM F-35. The subj ect property is located w ithin District 1,
represented by James Rogers. (Staff Contact: Sara Javoronok at (80 1) 535-7625 or
sara.j avoronok@slcgov.com) Case Numbers PLNPCM2019-01086 and PLNPCM2019-01087
For Pl anning Commission agendas, staff reports, and minutes, visit the Pl anning Division 's website at s lc.govlplanninglpublic-
meetings. Staff Reports will be posted the Friday prior to the meeting and minutes will be posted two days after they are ratified,
which usually occurs at the next regularly scheduled meeting of the Pl anning Commission.
SALT LAKE CITY PLANNING COMMISSION MEETING
City & County Building
451 South State Street , Room 326 , Salt Lake City , Utah
Wednesday, April 8, 2020
A roll is be ing kept of all who attended the Planning Commission Meeti ng . T he meeting was called to
order at 5 :37:55 PM . Audio recordings of the Planning Co mmission meetings are reta ined for a period of
t ime.
Present for the Plann ing Commission meeting were: Chairperson Ad rienne Bel l; V ice Chairpe rson
Br enda S cheer ; Commissioners Maurine Bachman , A my Barry, Jon Lee, Matt L yon , Sara Urquhart, and
Crysta l Young -Otterstrom . Comm issione rs Carolynn Hosk ins , and Andres Paredes were excused.
Plann ing Staff membe rs present at the meeting were Nick Norris , Pl anning Di rector; Michaela Oktay,
Plann ing Deputy Director; Paul N ielson , Attorney; Wayne Mills , Pl anning Manager; John Ande rson ,
Plann ing Manager; Krissy Gilmore, Principal Planner; Casey Stewart, Senior Planner; Nannette L arsen ,
Principal Planner; Amy T hompson, Senior Planner; Sara Javoronok, Senior Planner; and Marlene
Rankins , Administrati ve S ecretary.
APPROVAL OF THE MARCH 11, 2020 , MEETING MINUTES 5 :38:17 PM
MOTION 5:38:28 PM
Commissioner Scheer moved to approve the March 11 , 2020 , meeting minutes. Commissioner
Urquhart seconded the motion. Commissioners Bachman , Barry, Lee , Lyon , Scheer, and Urquhart
voted "Aye". Commissioner Young-Otterstrom abstained from voting. The motion passed 6-1.
REPORT OF THE CHAIR AND VICE CHAIR 5:39 :18 PM
Chairperson Bell stated she had nothing to repo rt.
Vice Chairperson Scheer stated she had nothing to report .
REPORT OF THE DIRECTOR 5 :39:41 PM
Nick Norris , Planning D irector, provided virtua l meet ing tips and access information. He also we lcomed
new Commissioner Crysta l Young -Otterstrom to the Pl anning Comm iss ion.
5 :46 :35 PM
Rose Park Buddhist Temple Conditional Use at approximately 1185 West 1000 North -K.C. Li ao,
of KC L Des ign , representing the Rose Park Buddhist Temple , is requesting Conditiona l Use approval for
a renovated 2-story church bu il ding to be located at 1185 W 1000 N in the R-1 /7 ,000 Sing le Fam ily zoning
district. T he site currently contains an ex isting church building which w ill be renovated to i nclude
sanctuary space, office, and support spaces. The property is located w ithin Council District 1, rep resented
by James Rogers. (Staff Contact: Krissy Gilmore at (801) 535 -7780 or kris ti na.gilmore@slcgov.co m)
Case Number PLNPCM2020-00078
Krissy Gilmore, Pr inc ipal Planner, reviewed the petit ion as out li ned in the Staff Report (located in the
case fil e ). She stated Staff reco mmended that the Pl anning Commission approve the Conditional Use.
KC Liao , architect, p rov ided f urthe r design details .
Salt Lake City Planning Commission April 8, 2020 Page 1
PUBLIC HEARING 5:54:00 PM
Chairperson Bell opened the Public Hearing ; seeing no one wished to speak; Chairperson Bell closed
the Public Hearing.
MOTION 6 :00:5 1 PM
Commissio ner Barry stated, b ased on the informatio n in the staff re port, the informatio n
presented, and the input re ceiv ed du r ing the public hearing , I m ove that the Planning Commission
approv e petition PLNPCM2020-00078 with the following conditions:
1. Any modifications to the approv ed plans after the issuance of a building permit must be
specific ally requested by the applica nt an d approv ed by the Pl anning Division pr i o r t o
execution.
2. The applicant shall c omply w ith all other department/div isio n requirements.
Commissio ner Schee r sec onded the motion. Commissioners Ba c hman , Barry, Lee , Lyon, S c heer,
Urquhart, an d Yo ung-Otterstrom v oted "Ay e". The motion pas sed unanimously .
6:02 :22 PM
The Ellie Pl anned Development and Preliminary Pl at at approx imately 347, 353 & 359 No rth 700
West -A request by CW Land Co., represent ing RECM Investments , LLC, for approva l of a planned
development petition and related pre li minary subdiv ision plat for a proposed 24 -unit res idential project at
approximately 347 , 353 , and 359 N 700 W. The proposal includes four separate principal build ings with
six units in each bu il ding. The bu il dings will be approximately 30 feet tall , and each unit footprint w ill be
its own lot that does not front a pub li c street. T he project as proposed is subject to a pending zon ing
change from SR -1 (Special Development Pattern Residential) to RMF -35 (Moderate Dens ity Mu lti-Family
Residential) that is being considered by the Sa lt Lake City Council. The site is located in Council district
#2 , represented by Andrew Johnston (Staff contact: Casey Stewart at 801 -535-6260 or
casey.stewart@slcgov.com) Case numbers PLNSUB2019-00963 & PLNSUB2020-00169
Casey Stewart, Principa l Planner, rev iewed the petit ion as out li ned in the Staff Report (located in the
case file). He stated Staff recommended that the Planning Commission approve the request with the
conditions in the staff report.
The Comm iss ion and Staff discussed the follow ing:
• Clarification on when the zone change went before the Planning Commission
• Whether staff worked with the applicant with the des ign details
• Clarification on compatibility with the character of the surrounding ne ighborhood
• Clarification on standards that are being considered
• The process of approval for street facing fa9ade
Jon Galbraith , CW Urban , prov ided a presentation along with further design deta il s.
The Comm iss ion and Applicant discussed the fo ll owing:
• Landscape surrounding the property
• Proposed materials
PUBLIC HEARING 6 :42:4 7 PM
Chairperson Bell opened the Public Hearing ; seeing no one wished to speak ; Chairperson Bell closed
the Public Hearing.
Salt Lake City Planning Commission April 8, 2020 Page 2
T he Co mmiss ion , Applicant and Staff further discussed the fo ll owing:
• Current changes to the fa9ade f rom the original proposal
• Clari fi cation on lack of w indows on the facades in be tween the two buildings
• Fencing materia ls
• Clari fi cation on use of vacant space
6 :55 :15 PM Nick No rris , P lanning Director, read two pub li c co mment ema il s that were provided regard ing
the proposal.
MOTION 7:01:38 PM
Commissioner Urquhart stated, based on the information in the staff report, the information
presented, and the input received during the public hearing, I move that the Commission approve
The Ellie Planned Development PLNSUB2019-00963 and Preliminary Subdivision Plat
PLNSUB2020-00169 with the following conditions:
1. Approval is subject to the related zoning map amendment PLNPCM2019-00638 being
adopted by the City Council, thereby changing the zoning of the subject parcels to RMF-
35
2. This approval is limited to the identified modifications in the report and all other zoning
regulations continue to apply
3. The applicant shall submit and record a final subdivision plat for the creation of the lots
as proposed
4. The applicant shall work with staff to simplify the materials and refine the fac;ade design
per the Planning Commission discussion.
Commissioner Scheer seconded the motion. Commissioners Young-Otterstrom, Urquhart,
Scheer, Lee, Barry, and Bachman voted "Aye". Commissioner Lyon voted "Nay". The motion
passed 6-1.
7:05 :22 PM
Salt Lake Crossing Design Review at approximately 470 West 200 North -Salt Lake City has
received a request from B rian Hobbs, with Salt Development, fo r approval of modifications to the des ign
standards to construct a new mixed -use development. T he standards proposed to be modified i nclude
ground -fl oor use other than parking along at least 80 % of the st reet-fac ing building facades , ground floor
fa9ade cons isting of at least 60% g lass , providing operable bu il ding entrances at least every 40' on street-
facing facades . and the maximum length of a street-facing fa9ade of 200 '. T he project site is located in
the T SA -UC -C (Trans it Station Area Urban Center Core) zon ing district and is located in Council District
3 , represented by Chris Wharton (Staff Contact: Nannette Larsen at (801) 535 -7 645 or
nannette.la rsen@slcgov.com) Case number PLNPCM2019-01106
7 :05 :37 PM Chairperson Bell and Commissioner Lee recused themselves due to potentia l conflict of
interest.
Nannette Larsen , Principal Planner, rev iewed the pet ition as outlined in the Staff Report (located in the
case file). She sta ted Staff recommended that the Planning Commission approve the Design Review with
the conditions listed in the staff report .
Ethan Bed ingfield , applicant, provided a presentation with furthe r design details.
Salt Lake City Planning Commission April 8, 2020 Page 3
The Co mmiss ion and Applicant discussed the fo ll owing:
• Proposed mate rials to be used
• Clari fi cation on percentage of brick
PUBLIC HEARING 7 :24:30 PM
Vice Chairperson Scheer opened the Public Hearing;
Brian Hobbs -Provided i nfo rmat ion regarding Community Council meetings and engagement.
Seeing no one else wished to speak ; Vice Chairperson Scheer closed the Pub li c Hea ring .
MOTION 7:29:14 PM
Commis sioner Bachman stated , based on the information in the staff report I move that the
Planning Commission approve petition PLNPCM2019-01106 , regarding the Salt Lake Crossing
Design Review. In order to comply with the applicable standards, the following conditions of
approval apply:
1. The design of the project shall be consistent with this staff report and submitted Design
Review applicat ~on.
2 . TSA Development Score approval is required prior to building permit approval.
3. The ground floor shall be built in such a way as to allow for future active commercial uses
along the street-facing facades.
4 . Any changes to the site shall comply with all standards required by City Departments.
Commissioner Barry seconded the motion. Commissioners Barry , Ba chman , Lyon , Urquhart, and
Young-Otterstrom v oted "Ay e". The motion passed unanimously.
7:3 1 :51 PM
Zoning Map Amendment at approximately 706-740 West 900 South -A request by West End LLC,
the owner of the property, to rezone ten parcels and a port ion of a city owned public alley from M-1 (Light
Manufacturing) to R-MU (Residential Mixed Use). There are currently two commercial buildings on the
site the applicant intends to restore for commercial uses . The applicant intents to redevelop the remainder
of the site , and the proposed rezone to R-MU would allow for residential uses that are not currently
perm itted under the existing M-1 zon ing des ignation. No spec ific site deve lopment proposa l has been
submitted at this time. The propert ies are located in Council District 2, represented by Andrew Johnston.
(Staff Contact: Amy Thompson at (80 1) 535 -728 1 or amy.thompson@slcgov.com) Case Number
PLNPCM2019-01137
Amy Thompson , Senior Planner , rev iewed the pet ition as outlined in the Staff Report (located in the case
f il e). She stated Staff recommended that the Plann ing Commission forward a pos itive recommendat ion
with the conditions listed in the staff report.
The Comm iss ion and Staff discussed the follow ing:
• Whether staff reviewed the alley vacat ion that is included in the area proposed for the rezone
• Clari fi cation on why an R-MU is being proposed versus R-MU35
• Clari fi cation on whether modifying des ign review standards on a zoning change is a standard
procedure
• Staff recommendation to impose additiona l Design standards and compatibi li ty with surrounding
ne ighborhood
Salt Lake City Planning Commission April 8, 2020 Page 4
Max Coreth , applicant , prov ided a presentation.
The Com mi ss ion and Applicant discussed the fo ll owing:
• Height of a building all owed under proposed R-MU zone
• Whether there are protections in place for the exist ing warehouse bu il dings on the site
• Clari fi cation on whether a building built under the proposed R-MU zone cou ld be taller than the
highway
PUBLIC HEARING 8 :04:10 PM
Chairperson Bell opened the Public Hearing ;
Dennis Faris , Vice Chairperson Poplar Grove Community Counc il -Stated support in the project and
commended the applicant 's engagement with the community.
Mike Reed -Ra ised concerns with lack of affordable housing.
Bern ie Aua -Provided comments v ia email stat ing opposit ion of the request.
Seeing no one else wished to speak ; Chairperson Bell closed the Public Hear ing.
The Comm iss ion and Staff further discussed the fol lowing:
• Locat ion of the ne ighbo ring church
The applicant addressed concerns of the public.
The Co mmi ss ion made t he fo ll owing comments :
• With affordable housing; one of the misconceptions is that creat ing more hous ing auto matically
makes everything else more expensive
• We shou ld be focusing on areas that are more pr ime for high density to try to meet our housing
needs as we cont inue to look at how the City cont inues to change
• Having high dens ity near highways is noisy and creates air po ll ution and I have some issues with
chang ing the zon i ng to allow for residentia l property to be built , where children will be allowed to
live there
• There have been other Planning Commission approvals of res idential buildings adjacent to
f reeways. Why aren 't we concerned that high densi ty res idential buildings are currently be ing built
ad j acent to freeways eve rywhere?
MOTION 8:26:06 PM
Commissioner Urquhart stated, based on the analysis and findings listed in the staff report ,
information presented , and the input received during the public hearing , I move that the Planning
Commission recommend that the City Council approve the proposed Zoning Map Amendment
from M-1 (Light Manufacturing) to R-MU (Residential Mixed Use), file PLNPCM2019-01137, for ten
parcels and a portion of a city owned alley located at approximately 706-740 W 900 South with the
conditions listed in the staff report. Also , with a third condition:
• That any new development must go through the design review process.
Commissioner Lee seconded the motion . Commissioners Bachman , Barry , Lee , Lyon , Urquhart,
and Young-Otterstrom voted "Aye". Commissioner Scheer voted "Nay". The motion passed 7-1.
Salt Lake City Planning Commission April 8, 2020 Page 5
8 :28:38 PM
Zoning Map and Master Plan Amendment at appro ximately 261 N Redwood Rd. -T he property
owner, lain Cameron, is requesting Master Plan and Z on ing Map amendments for an approximately 0.94-
acre property located at approximately 261 N. Redwood Road . The appl icant is requesting a Master Pl an
amendment to change the Northwest Commun ity F uture Land Use Plan designation from Low Density
Residential to Medium Density Residential. T he property is current ly sp li t-zoned with the approx i mate ly
172' feet c losest to Redwood Road zoned RMF-35 and the remaining approximately 366' zoned R-
1 /5 ,000. The applicant is requesting a Z on ing Map amendment to change the zoning of the entire parcel
to RM F-35. T he subj ect p roperty is located w ithin District 1, represented by James Rogers. (Staff Contact:
Sara Javoronok at (801) 535-7625 or sara.javoronok@s lcgov.com) Case Numbers PLNPCM2019-
01086 and PLNPCM2019-01087
Sara Javoronok, Senio r Planner, reviewed the petition as outlined in the Staff Report (located in the case
fil e). She stated Staff recommended that the Pl anning Com mi ss ion forward a pos itive recommendation
to the C ity Council.
lain Cameron , applicant, was present but was experienc in g technical d ifficulties .
PUBLIC HEARING 8 :36:07 PM
Chairperson Bell opened the Public Hearing;
Mike Reed -Ra ised concerns with affordable housing .
See ing no one else wished to speak; Chairperson Bell closed the Public Hearing.
The Comm iss ion and Staff discussed the following:
• C larifi cation on whether Gem in i Drive is closed
• Width of the property
• Whether it would be viable to p rov ide drive -thru access from Redwood with a private drive
Di scussion was made o n how to proceed with the item as no communication w ith the app li cant was
availab le.
MOTION 8:50:29 PM
Commissioner Scheer stated , based on the findings and analysis in the staff report, testimony ,
and discussion at the public hearing , I move that the Planning Commission forward a positive
recommendation to the City Council for the proposed Zoning Map Amendment, file PLNPCM2019-
01086 , proposed zone· change from R-1 /5,000 (Single-family Residential District) to RMF-35
(Moderate Density Multi-family Residential) and file PLNPCM2019-01087 proposed master plan
amendment from Low Density Residential to Medium Density Residential.
Commissioner Barry seconded the motion. Commissioners Young-Otterstrom , Urquhart, Scheer,
Lyon , Lee , Barry , and Bachman voted "Aye". The motion passed unanimously.
The meeting adjourned at 8 :53:38 PM
Salt Lake City Planning Commission April 8, 2020 Page 6
PLANNING COMMISSION - April 8, 2020
d) Staff Presentation Slides
Salt Lake City
Planning Commission
April 8, 2020
Planning Commission
706-740 W 900 S Zoning Map Amendment
•Approval with conditions
DEVELOPMENT SITE
RECOMMENDATION –
Planning Commission
SITE PHOTOS
VIEW OF SUBJECT SITE FROM 900 SOUTH AND 700 WEST
Planning Commission
706-740 W 900 S Zoning Map Amendment
SUBJECT SITE
Planning Commission
VIEW FROM 600 W LOOKING SOUTH EAST
VIEW FROM STATE STREET LOOKING SOUTH EAST
VIEW FROM GENESEE LOOKING SOUTH
VIEW OF PUBLIC ALLEY TO THE WEST OF THE PROPERTY BETWEEN GENESEE AND 900 SOUTH
Planning Commission
VIEW FROM 600 W LOOKING SOUTH EAST
VIEW FROM EDISON STREET FACING SOUTH WEST
VIEW OF SURROUNDING DEVELOPMENT ON THE BLOCK FACE WEST OF THE SUBJECT SITE
VIEW OF SURROUNDING DEVELOPMENT –800 WEST FACING EAST
Planning Commission
KEY CONSIDERATION –CITY PLAN GUIDANCE
SUBJECT SITE
Planning Commission
This project is situated along 900 S and the 700 W industrial corridor, an area that the Westside Master Plan identifies as an important gateway into the larger Westside Community.
SUBJECT SITE
Planning Commission
KEY CONSIDERATION –DESIGN GUIDELINES
RECOMMENDED CONDITION –IMPOSE D-2 DESIGN GUIDELINES
•Supported by Master Plan policies
Planning Commission
706-740 W 900 SZoning Map Amendment
RECOMMENDATION –
STANDARDS OF REVIEW –
•Forward a positive recommendation
to City Council with conditions
•Zoning Map Amendment
PUBLIC PROCESS –
•Recognized Organization notice
•Early notification to property owners
•Open House
•Public Hearing notice
•Public Comments
PLANNING COMMISSION - April 8, 2020
e) Applicant Presentation Slides
2015 Business StrategyTransaction OverviewWest End Zone AmendmentM-1 to R-MU
2SummaryPRELIMINARY•Proposed zone amendment is consistent with the Westside Master Plan (WSMP) and 9 Line Corridor Master Plan (9LMP)•Zone amendment will positively impact the surrounding neighborhood by reinvigorating formerly blighted site with new commercial and residential activity•Site will become an attractive gateway to the Westside due to new commercial activity and multifamily infill. Zone amendment will prevent incompatible industrial uses in this residential neighborhood and buffer residents from those uses and I-15
3West End SitePRELIMINARY•Located at 706-740 West 900 South and 717-739 W Genesee Street•1.80 acres•Acquired on February 8 and March 13, 2019 by High Boy Ventures•Consists of two vacant commercial buildings and open land•Financing for the adaptive re-use of the two buildings (Phase I of redevelopment) obtained from the SLC RDA. GSBS of Salt Lake City hired as project architect•Requesting zone amendment from Light Manufacturing (M-1) to Residential Mixed Use (R-MU)
4Gateway to the Westside - WSMPPRELIMINARY•“One of the most common issues brought up in community meetings was the lack of connectivitybetween the Westside and the rest of the city” (pg 13)•WSMP main goal: “Strengthen the connections both within and between the Westside and other parts of Salt Lake City byimproving the community’s gatewaysand corridors and strengthening the transportation network for all modes of travel” (pg 4)
5Gateway to the Westside – 9LMPPRELIMINARY•The area around the I-15 underpass is a “major gateway” (pg24) and a “key node” (pg 53)•“As the 9 Line passes underneath the bridge at I-15, it becomes an uncomfortable and unsafe experience. For many users of the trail, this is a major gateway or connection point for east to west travel or vice versa. However, in its current condition, it feels more like a barrier” (pg 59)•The improvement of the area is a “foundational project” (pg59)
6Gateway to the WestsidePRELIMINARYSite (green icon) can act as a gateway to the Westside, creating a more cohesive development pattern with the vibrant GranaryDistrict (orange area) west of I-15 and the railroad tracks
7Incompatible Industrial Use - WSMPPRELIMINARY•“[The 700 West Industrial Corridor] abuts single-family neighborhoods and schools, creating an uneven and undesirable transition and an unattractive gateway” (pg 69)Source: WSMPSource: WSMP
8Multifamily Infill – WSMP & 9LMPPRELIMINARYWSMP Goals:•“Promote reinvestment and redevelopment in the Westside community through changes in land use, improved public infrastructure and community investment to spur development that meets the community’s vision while maintaining the character of Westside’s existing stable neighborhoods” (pg 4)•“Protect and encourage ongoing investment in existing, low-density residential neighborhoods while providing attractive, compatible and high density residential development where needed, appropriate or desired” (pg 4)Source: WSMPSource: 9LMP
9West End Adaptive Re-use DevelopmentPRELIMINARY•Site currently consists of vacant commercial structures and blighted land. Want to reenergize this area while highlighting the site’s history and unique characteristics•Opportunity to make a public gathering place accessible by the community, including those who come on foot or bicycle•Will also reinvigorate the currently neglected mid-block crossing to the west of our buildings
10West End Adaptive Re-use DevelopmentPRELIMINARY•Obtained a financing commitment from the RDA of SLC for building renovation. Commitment is contingent on fulfilling several public benefit criteria•Will create a nexus of activity at the connection point between the two buildings. Will result in services for not only the local community and future multifamily residents but will also draw activity from the Granary District and greater Downtown•Will extend the vibrancy of the Granary District to the west of I-15 and increase usership of the Jordan River Trail
PLANNING COMMISSION - April 8, 2020
f) Additional Public Comments
PARR BROWN
GEE &._ LOVELESS
ATTORNEYS AT LAW
October 13, 2020
Salt Lake City Planning Commission
451 South State Street, Room 406
Post Office Box 145480
Salt Lake City, Utah 84114-5480
Re: PLNPCM2019-0113 7 -Zoning Map Amendment
PLNPCM2020-00442 -Zoning Map Amendment
Dear Planning Commissioners :
RONALD G. RUSSELL
Direct Dial : 801.257 .7942
e-mail: rrussell @parrbrown.com
This firm represents Summum with respect to the following matters . Summum is a religious
organization and owns the property located at 707 Genesee A venue in Salt Lake City. The
purpose for this letter is to submit and express Summum's comments and concerns with respect
to the above-referenced zoning applications . The zoning applications seek to re-zone the
properties located immediately adjacent to and surrounding the Summum property from the
current zoning of light manufacturing (M-1) to residential mixed use (R-MU). According to the
information we have been provided, the purpose for the requested re-zone is for the future
construction of a multi-family residential development.
Summum was established in 197 5 to reintroduce an ancient philosophy based on natural
principles of creation. Beginning in 1977, Summum constructed its iconic pyramid on its
Genesee property, which is surrounded by peaceful gardens. Summum's adherents view the
pyramid as a sanctuary and temple . The Summum temple was completed in 1979 and not only
provides a place of respite and sanctuary for its adherents, but has been an important part of Salt
Lake City's cultural and religious fabric for more than 40 years .
The Summum sanctuary is located in close proximity to Interstate 15. Because I-15 is elevated
at this location, the Summum property is currently nestled in a quiet and peaceful setting . The
proposed R-MU re-zone of the adjacent parcels, however, would permit the construction of
multi-family residential buildings that would completely surround the sanctuary to a height of 75
feet. The tall buildings would undoubtedly reflect and intensify the noise from Interstate 15
directly onto the Summum temple and would destroy the atmosphere of peace and serenity that
has been cultivated for the past four decades .
Summum recognizes the value of quality development in the area, but objects to the proposed
re-zone due to the excessive height of the buildings that would be permitted. Summum submits
that the R-MU 35 zone would better serve the interests of the community and better protect the
serenity of the Summum temple and gardens by restricting the height of buildings adjacent to the
property to no more than 3 5 feet.
Parr Brown Gee & Loveless, A Professional Corporation
101 South 200 East, Suite 700, Salt Lake City, Utah 84111
T 801.532. 7840 F 801.532. 7750 www.parrbrown.com
Salt Lake City Planning Commission
Page2
October 13, 2020
In addition, Summum believes that a decision to approve an R-MU zone for the immediately
adjacent property would impose a direct and substantial burden on its right and the rights of its
members to practice their religion, in violation of federal law and the free exercise clause of the
First Amendment. Under the federal Religious Land Use and Institutionalized Persons Act
(RLUIP A), 11
[ n Jo government shall impose or implement a land use regulation in a manner that
imposes a substantial burden on the religious exercise of a person, including a religious assembly
or institution, unless the government demonstrates that imposition of the burden on that person,
assembly, or institution (A) is in furtherance of a compelling governmental interest; and (B) is
the least restrictive means of furthering that compelling governmental interest. 11 42 U.S .C . §
2000cc. This test both codifies and expands the free exercise protections of the First
Amendment, which likewise prohibits substantial burdens on religious exercise.
In applying these provisions, Congress has directed that RLUIPA is to be "construed in favor of
a broad protection of religious exercise, to the maximum extent permitted by the terms of this
chapter and the Constitution. 11 42 U.S.C . § 2000cc-3(g). The test the statute imposes, like the
First Amendment, is strict scrutiny, with the government bearing the significant burden of
showing that the interest served is truly compelling, and that there are no less restrictive
alternatives that could serve that interest. 42 U .S .C . § 2000cc-2(b ); see also Grace Church of N
Cnty . v. City of San Diego , 555 F . Supp. 2d 1126 , 1135 (S .D . Cal. 2008); Fortress Bible Church
v. Feiner, 734 F. Supp . 2d 409 (S.D .N.Y. 2010). Speculation, conclusory assertions, and
generalized land use analysis is not sufficient to carry that burden.
As described above, there is little question that a decision to approve an R-MU zone for the
adjacent property would impose a substantial burden on Summum's right to religious exercise.
Surrounding the Summum temple sanctuary with buildings 75 feet in height would destroy the
privacy and peacefulness of this religious sanctuary and would reflect and magnify noise from
the nearby elevated freeway . Moreover, there is no evidence that Salt Lake City has undertaken
the heavy burden of justifying such a decision under strict scrutiny. Mere land use decisions
such as changes to zoning classifications do not constitute the type of compelling government
interest required by law . See Grace Church, 555 F . Supp . 2d at 1140. Even if they did, there are
less restrictive means, such as the less intrusive R-MU35 zone, to accomplish the government's
interests in this particular area of the city that do not require encircling an active house of
worship with intrusive buildings . For all of those reasons , too, the re-zone should be rejected .
Thank you for your consideration of Summum's comments and objections to the re-zone
pet· · ons referenced above.
c: Christopher Earl
Amy Thompson
Parr Brown Gee & Loveless, A Professional Corporation
www.parrbrown.com
4) PLANNING COMMISSION - October 14, 2020
a) Mailed Notice
SALT LAKE CITY PLANNING DIVISION
451 S State Street -Room 406
Salt Lake City, UT 84114 -5480
PO BOX 145480
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Salt Lake City Planning Division Chris Earl
PO BOX 145480
Salt Lake City UT 84114
U.S. POSTAGE))PITNEV BOWES
~-, ----..---ZIP 84116 $ 000 500
02 m •
000 • 403432 OCT 02 2020
PLAN NIN G CO MMISSION MEETING
October 14 , 2020 , at 5 :30 p .m .
Thi s m ee ting w ill be an elec tronic m eeting purs uant to Sa lt Lake Ci ty
E m ergency Proclama tion No. 2 of 202 0 (2)(b)
A public hearing will be held on the following matter.
West End Rezone at approximately 715 W Genesee Ave -A request
by Maximilian Coreth , property owner, to rezone the parcel located at
approximately 715 W Genesee Avenue and a portion of a city owned
public alley at approximately 740 W 900 South . The properties are
currently zoned Light Manufacturing (M-1) and the request is to rezone
them to Residential Mixed Use (R-MU). The purpose of the requested
rezone is to accommodate a future multi-family residential development
on a portion of the subject site . The property is zoned M-1 (Light
Manufacturing) and is located within Council District 2, represented by
Andrew Johnston (Staff contact: Chris Earl at (801) 535 -7932 or
christopher .earl@slcgov .com) Case number PLNPCM2020-00268
This Meeting will not have an anchor location at the City and County Building .
Commission Members will connect remotely .
The Planning Commission meeting will be ava ilable on the following platforms :
• YouTube: www .youtube .com /slcl ivemeetings
• SLCtv Channel 17 Live : www .slctv .com /livestream /SLCtv-L ive /2
Providing Comments:
If you are interested in participating during the Public Hearing portion of the meeting
or provide general comments , email : planning .comments@s lcgov .com or connect
with us on WebEx at:
• http ://t iny.cc/slc-p c-l 014202 0
For instructions on how to use WebE x visit: www .slc .gov/plann inq /public-meetinqs
Fo r Planning Co mmission agendas, s taff reports, a nd minutes , v isit th e Plann ing Div i sion 's
webs ite at s lc.govlplannin glvublic-mee tin gs. S taff R ep orts will be p os ted the Frid ay prior to
the m eeting and minutes will be posted two day s after th ey are ra tified, w hic h usually occurs
at the next reg ula rly scheduled m eeti ng of the Planning Co mmission .
PLANNING COMMISSION - October 14, 2020
b) Staff Report
SALT LAKE CITY CORPORATION
451 SOUTH STATE STREET, ROOM 406 WWW.SLC.GOV
PO BOX 145480 SALT LAKE CITY, UT 84114-5480 TEL 801.535.7757 FAX 801.535.6174
PLANNING DIVISION
DEPARTMENT of COMMUNITY and NEIGHBORHOODS
Staff Report
To: Salt Lake City Planning Commission
From: Chris Earl, Associate Planner, christopher.earl@slcgov.com, 801-535-7932
Date: October 7, 2020
Re: PLNPCM2020-00442 - Zoning Map Amendment
Zoning Map Amendment
MASTER PLAN: Westside
ZONING DISTRICT: M-1 Light Manufacturing
PROPERTY ADDRESS: Approximately 715 W Genesee Avenue – includes 2 parcels and a
portion of a city owned public alley
REQUEST:
Maximilian Coreth, property owner, is requesting to rezone the parcel located at approximately
715 W Genesee Avenue (which will include the landlocked parcel located at approximately 710 W
900 S) and a portion of a city owned public alley at approximately 740 W 900 South. The
properties are currently zoned Light Manufacturing (M-1) and the request is to rezone them to
Residential Mixed Use (R-MU). The purpose of the requested rezone is to accommodate a future
multi-family residential development on a portion of the subject site. This rezone is in
conjunction with a previous rezone request in which the applicant requested to rezone 10 parcels
and a portion of city-owned alley adjacent to the subject parcel from M-1 to R-MU. This request
has already been presented to the Planning Commission.
RECOMMENDATION:
Based on the findings and analysis in this staff report and the factors to consider for zoning map
amendments in 21A.50.050 of the zoning ordinance, Planning Staff recommends that the
Planning Commission forward a positive recommendation to the City Council regarding this
proposal with the conditions noted below:
1. The rezone of the portion of the City owned alley included in the request is subject to the
petitioner entering into a Purchase Agreement with the City to acquire the vacated alley
if the alley vacation is approved by City Council.
2. Design standards for the D-2 zone shall be applied to any new development on the subject
site. This requirement could be executed through a development agreement with City
Council or some other mechanism decided on by City Council.
ATTACHMENTS:
A. Zoning and Vicinity Maps
B. Applicant’s Narrative
C. M-1 & R-MU Zoning Comparison
D. City Plan Considerations
E. Analysis of Zoning Amendment Standards
F. Property Photographs
G. Public Process & Comments
H. City Department Review Comments
PROJECT DESCRIPTION AND BACKGROUND:
The property owner, Maximilian Coreth, is requesting to rezone the subject parcel and a portion
of a city owned public alley from the current M-1 (Light Manufacturing) zoning designation to R-
MU (Residential Mixed Use). The total area of the proposed rezone is approximately .116 acres or
5,060 square feet. The subject parcel currently contains a single-family residential dwelling that
will be demolished as part of the overall development plan.
This rezone request is related to a rezone request and two alley vacation requests that have
previously been heard by the Planning Commission:
• December 11, 2019, the Planning Commission heard a request to vacate a small portion of
alley abutting the north property line of 740 W 900 S. The Commission voted
unanimously to forward a positive recommendation to the City Council.
• April 8, 2020, the Planning Commission heard a request for a zoning map amendment for
10 parcels and a portion of city-owned alley in the project area. The Commission voted 7-
1 in favor of forwarding a positive recommendation to the City Council.
• August 18, 2020, City Council approved this alley vacation.
• August 26, 2020, the Planning Commission heard a request to vacate a portion of alley
abutting the west property line of 740 W 900 S. The Commission voted unanimously to
forward a positive recommendation to City Council.
The requested rezone would accommodate future development of the vacant eastern portion of
the site for high density multi-family residential. The developer has not submitted a specific
development plan for the multi-family portion of the proposed development but has provided
detailed renderings depicting what is intended for the development. Please refer to Attachment
B for a detailed narrative submitted by the applicant for the proposed rezone.
The subject properties are located approximately 330 FT west of Interstate 15 along 900 S, one of
the gateways to the Westside neighborhoods. Several community uses surround the subject site
including the 9-line trail, 9-line dirt jumps and pump track, and community gardens. The
predominant street frontage of the vacant portion of the properties is along 900 S as well as 700
W. The surrounding properties on the block are zoned M-1, however, with the exception of just a
few properties, the primary use is predominantly single family residential. There is also a religious
use (Summum) adjacent to the site on the north east corner of the block.
The block to the north of the subject site is also zoned M-1 with uses that include commercial and
light manufacturing type uses as well as some residential uses. The block to the south of the
subject site is zoned M-1 with current uses that include Utah PaperBox, moving and storage
warehouses, and other light manufacturing uses.
Blocks south of the proposed rezone are zoned R-1/5,000 (Single Family Residential) and R-MU-
35 (Residential Mixed Use); blocks to the east on the other side of Interstate 15 are zoned CG
(General Commercial).
The primary reason for the rezone request is so the applicant will have the ability to develop the
properties for residential uses, which are not currently allowed under the existing M-1 zoning
designation. The M-1 zoning district allows for a variety of light manufacturing and industrial uses
that are not allowed in the proposed R-MU zone. Some examples of uses that are currently
permitted or conditional uses in the M-1 zone that would no longer be allowed in the proposed R-
MU zone include: bus line station/terminal, community correctional facility, impound lot,
industrial assembly, light manufacturing, and outdoor public storage. For a complete list of uses
that are allowed under the existing M-1 zone and the proposed R-MU zone, please refer to
Attachment C.
The properties could currently be developed for light industrial uses under the M-1 zoning district
designation. A full chart comparing the current M-1 zoning regulations and the proposed R-MU
zoning regulations is located in Attachment C. The following is a brief summary of some of the
development regulations that would change with the proposed rezone request:
Existing M-1 Zone Proposed R-MU Zone
Setbacks Front and corner side yard setback – 15’ Interior and rear yard setback – None Front, corner, and interior yard setback – None Rear yard setback – 25% of lot depth up to 30’
Height 65’ 75’ for residential uses 45’ for non-residential uses
Open Space None required 20% of lot for residential uses
Zoning Map Amendment Considerations
Planning staff is required by ordinance to analyze proposed zoning map amendments against
existing adopted City policies and other related adopted City regulations. Planning staff is also
directed to consider whether zoning text amendments implement best planning practices.
However, ultimately, a decision to amend the zoning map is fully up to the discretion of the City
Council and is not subject to any particular standard of review or consideration.
The full list of factors to consider for a zoning map amendment are located in Attachment E.
KEY CONSIDERATIONS:
The key considerations and concerns below have been identified through the analysis of the
project, neighbor and community input, and department reviews.
1. Existing Area Plan Guidance
2. Design Standards
Consideration 1: Existing City Plan Guidance – Westside Master Plan
For zoning map amendments, Planning Staff is directed by ordinance to consider the associated
City master plans and adopted policies that apply to a proposal. Staff reviews general City policies,
including adopted policies in Citywide master plans such as Plan Salt Lake, and considers plans
that are specific to an area. In this case the property is within the boundaries of the Westside
Master Plan that was developed specifically for this area. The full plan can be accessed here:
http://www.slcdocs.com/Planning/MasterPlansMaps/WSLMPA.pdf.
See Attachment D for policy statements and goals from various city plans that staff considered as
part of the review of this rezone request.
This project is situated along 900 S and the 700 W industrial corridor, an area that the Westside
Master Plan identifies as an important gateway into the larger Westside Community. Five of six
routes into the Westside from the east cut through the 700 West Industrial Corridor. As a result,
700 W is a significant part of the eastern gateways in the Westside. The impact is most evident
along 900 South, where one side of the street is residential and the other industrial. A first-time
visitor to the community, regardless of their mode of transportation, is first greeted by a land use
and development pattern that is not representative of the true character of the community. During
the public input gathering process for the Westside Master Plan, 900 S was generally considered
the gateway in need of the most attention. The proposed R-MU zoning district provides for a
vibrant mix of uses that are more consistent with the future development goals envisioned for this
area, than what could be developed under the existing M-1 zoning designation.
The proposed rezone is consistent with Master Plan goals to promote reinvestment and
redevelopment in the Westside community through changes in land use to spur development that
meets the community’s vision while maintaining the character of Westside’s existing stable
neighborhoods. The parcels included in the proposed rezone are currently underutilized mostly
vacant land that is identified in the Master Plan as an appropriate area for high density housing.
The development regulations in the proposed R-MU zone further these goals by providing for
attractive, compatible and high-density, mixed-use development with an emphasis on pedestrian
scale activity while acknowledging the need for transit and automobile access.
Consideration 2: Design Standards
The proposed R-MU zoning district only has two design standards that would apply to any new
development under that zoning designation. Those design standards are a 40% ground floor glass
requirement for facades facing a street, and the 15 FT maximum length of any blank wall
uninterrupted by windows, doors, art or architectural detailing at the ground floor level along any
street facing facade. Under the R-MU design standards, something like structured parking could
be located on the ground floor, which would not be consistent with the active pedestrian-oriented
design envisioned in the master plan for this important gateway. The design standards are
intended to utilize planning and architecture principles to shape and promote a walkable
environment, foster place making as a community and economic development tool, protect
property values, assist in maintaining the established character of the City, and implement the
City's master plans.
Master Plan policies in the area as well as planning best practices suggest that a new development
in this area would benefit from additional design standards such as an active ground floor use and
durable building material requirements on ground and upper floors, to encourage pedestrian
activity and a vibrant active mixed-use gateway into the westside neighborhoods. Planning Staff
is of the opinion the design standards in section 21A.37 applicable to the D-2 zoning district
should be applied to any new project on the subject parcels developed under the proposed R-MU
zoning district. One way this could be accomplished is through a development agreement.
Development agreements can only be approved by the City Council. The following are the design
standards Planning Staff is recommending are imposed on the rezone request:
Design Standards
Ground Floor Use % 75
Ground Floor Use + Visual Interest % 60/25
Building Materials – Ground Floor 80
Building Materials – Upper Floors 50
Glass – Ground Floor % 40
Glass – Upper Floors % 25
Building Entrances (feet) 50
Blank Wall – Maximum Length (feet) 15
Street Facing Façade – Maximum Length (feet) 200
Upper Floor Step Back (feet)
Lighting – Exterior X
Lighting – Parking Lot X
Screening Mechanical Equipment X
Screening of Service Areas X
Parking Garages or Structures X
A definition of each of the design standards above can be found in section 21A.347.050 of the
zoning ordinance.
NEXT STEPS:
The Planning Commission can provide a positive or negative recommendation for the proposal
and as part of a recommendation, can add conditions or request that changes be made to the
proposal. The recommendation and any requested conditions/changes will be sent to the City
Council, who will hold a briefing and additional public hearing on the proposed zoning changes.
The City Council may make modifications to the proposal and approve or decline to approve the
proposed zoning map amendment.
If ultimately approved by the City Council, the changes would be incorporated into the official
City Zoning map and any new development on the rezoned parcels would be required to follow
the regulations of the R-MU zoning district along with any development agreement requirements
adopted by the City Council.
If the proposed zoning amendment is not approved by the City Council, the property could still be
developed under its current M-1 zoning designation, however, the property would not be able to
be developed for multi-family residential uses as they are not permitted in the light manufacturing
zoning district.
Zoning and Vicinity Maps
Applicant’s Narrative
Project Description
M-1 to RMU Zone Map Amendment
June 3, 2020
West End LLC is submitting this zone map amendment to rezone the following two parcels from
M-1 (light manufacturing) to RMU (residential mixed use). West End LLC is in negotiations to
purchase both parcels and has provided signed affidavits from each owner authorizing West
End LLC to act as their agent for this zone map amendment.
Parcel ID Address Owner
1511278006 715 W. Genesee, SLC, UT 84104 Teodoro Nava; Socorro Alatorre (JT)
1511278017 717 W. Genesee, SLC, UT 84104 Salt Lake County
West End LLC has an active zone map amendment petition PLNPCM2019-01137 for adjacent
parcels (owned by West End LLC) that received a positive recommendation from the planning
commission on April 8th, 2020. All application materials submitted with petition
PLNPCM2019-01137, processed by Amy Thompson, are applicable to this project with the
exception of the site map which is revised to reflect the additional parcels that are being added.
_Alley Vacation Petition PLNPCM2019-00813
inc luded in zone map amendment: request.
received positive recommendation f rom
Planning Commission on 12/11 /2020
Scheduled with City Council:
Briefing -7!7/2020
1st Publi c Hearing -7/14/2020
2nd Public Hearing -8/1112020
~---
PLNPCM2019-01137: Site Map Upd ate 6/4/2020
AFFIDAVIT IN SUPPORT OF ZONE MAP AMENDMENT
2001 <;>. £.TATE. Sr. s 5 -~. St.c..... VT 8 <..\\qo (print names),
being duly sworn, depose and say that I (we)'am (are) the owner(s) of the property located at
(parcel ID: 15-11-278-017-0000) will allow the zoning for our property to be amended from the
current M-1 light manufacturing to RMU Residential Mixed Use. I (we) am authorizing West End
LLC to submit an application for a zone map amendment on my (our) behalf.
Signatur~ ~ Signature ___________ _
Print 0=<2'2. \('..,~ Ga..tk>Se .J
Sl.(..C> 0ES\-LtsT~ N\f\i.J~~llC:f:_.
Signature ------------
Print --------------
ACKNOWLEDGEMENT
STATE OF f,/[
couNTY oSa ff UJt :ss.
)
Signature ___________ _
Print --------------
@) LISA O'BRYAN
Notiry Publlc State ~ Utlh
MJ Commlalon ElQllf9S or.
februlry 24, 2024
Comm . Number : 710750
LI --1' • 0 J ~·<A , f) IDRib. IA , On this _::r__day of ~ll.1\.A_. , in the year 20M, before me,_=:f__,__~ __ __,.12"--'~---+-="'-"'-=--""
a Notary Public, personally appeared fuvrz"Lk:. St> Vf/1.Sft/l
proved on the basis of satisfactory evidence to be the person(s) whose name(s) (is/are)
subscribed to this instrument, and acknowledged (he/she/they) executed the same.
AFFIDAVIT IN SUPPORT OF ZONE MAP AMENDMENT
1 (we> •• Saco@ Ala.focre,. J(l2c/or~ Na.Vq
---,-----,-----,----,--,-,...-----,-.,-------.,.-,---,-,----(print names),
be ing du ly sworn, depose and say that I (we) am (are) th e owner(s) of the property located at
71 5 W. Genesee, SLC, UT 84104 (pa rcel ID : 15·11 ·2 78 -006-0000) wi ll allow the zon ing fo r our
p ropert y to be amende d fro m the c urre nt M-1 lig ht ma nu factu ri ng to RM U Res idential M ixed
Use . I (we) am authorizing West End LLC to subm it an appl icatio n for a zone map amendme nt
on my (our) be half.
Signature------------
Print ____________ _
ACKNOWLEDGEMENT
STATEOF VT )
:ss.
couNTY OF ~ttt IA~-v >
Print t:;,oco<O A \q_ w-rrc:
Signatu re------------
Pri nt -------------
On this I BhAday of M a j . in the year 20 1.-11 . before me, I r.e.-n.e., l?io r h O 2£1
a Notary Publ ic, personall y appeared _So=...;c;_;o;..:.r...:.r...::o'--..... Pi.........,I Q""h........,r_.r._~"'--0\'--l'\.-d;..:_ __ _
1.e od orv NctvCA
proved o n the basis o f satisfactory evidence to be t he perso n (s ) whose name(s) (is/are)
subscribed to this instrument, and acknowledged (helshefthey) executed the same.
NOTARY PUBLIC
•
IRENE BARBOZA
COMM. I 709802
MY COM MISSION EXPIRES
JANUARY 3, 2024
STATE OF UTAH
EST END
OPMENT I OCTOBER, 2019
GSBS •11111!.:
ARCHITECTS •ii
WEST END PROPERTY DEVELOPMENT I OCTOBER, 2019
Remodel of 2 existing warehouse buildings into commercial space. North building is
approximately 6,000 SF and the south building is 5,000 SF. Activation of a mid-block roadway
with mid-block plaza space. Commercial spaces include associated outdoor dining areas.
PROJECT DESCRIPTION GSBS •llll'!.: Ai;>CHITFC:T~ iai
WEST END PROPERTY DEVELOPMENT |OCTOBER, 2019
SCALE: 1” = 40’-0”
(WHEN PRINTED 11”X17”)
SITE PL AN
NORTH
BUILDING
SOUTH
BUILDINGMID- BLOCK ROADWAYGENESEE AVE
FUTURE
DEVELOPEMENT
SITE
PROPERTY LINE
30 PARKING
STALLS
WEST END PROPERTY DEVELOPMENT |OCTOBER, 2019
SITE PL AN
SCALE: 1” = 20’-0”
(WHEN PRINTED 11”X17”)
NORTH
BUILDING
30 PARKING
STALLS
SOUTH
BUILDING
MID- BLOCK ROADWAY
RAISED OUTDOOR PATIO WITH
FURNITURE AND TRELLIS
TERRACED STAIRS WITH SEATING
AND ACCESS TO RAISED PATIO
ENTRY GATEWAY
RAISED OUTDOOR PATIO
WITH FURNITURE AND
TRELLIS
RAMP ACCESS TO RAISED
PATIO
RAMP ACCESS TO RAISED
PATIO
SHARED PATIO SPACE WITH
MOVEABLE FURNITURE
ENTRY
GATEWAY
SIDEWALK
LANDSCAPE STRIP
STAIRSTERRACED STAIRS WITH
SEATING AND ACCESS TO
RAISED PATIO TERRACED STAIRS WITH
SEATING AND ACCESS TO
RAISED PATIO
STAIRSGENESEE AVE900 SOUTH
WEST END PROPERTY DEVELOPMENT |OCTOBER, 2019
// EAST ELEVATION
// WEST ELEVATION
1. STOREFRONT GLAZING SYSTEM IN EXISTING OPENING
2. STOREFRONT GLAZING SYSTEM (ON NEW RETAIL SPACE)
3. METAL PANEL (ON NEW RETAIL SPACE)
4. METAL SHADE CANOPY
5. EXISTING BRICK, PATCH AND REPAIR TO MATCH EXISTING
6. ROOFING MEMBRANE WITH ADDITIONAL ROOF INSULATION BELOW
7. METAL TRELLIS
1
1 5
6
6
5
5
6
5
4
1
11
7
1
4
4
4
11 1 1
CONCEPTUAL ELEVATIONS scale : 1” = 20’-0”
1
1
1
1
11
44
5 4
4
6
WEST END PROPERTY DEVELOPMENT |OCTOBER, 2019
NORTH BUILDING // NORTH ELEVATIONNORTH BUILDING // SOUTH ELEVATION
SOUTH BUILDING // SOUTH ELEVATIONSOUTH BUILDING // NORTH ELEVATION
1. STOREFRONT GLAZING SYSTEM IN EXISTING OPENING
2. STOREFRONT GLAZING SYSTEM (ON NEW RETAIL SPACE)
3. METAL PANEL (ON NEW RETAIL SPACE)
4. METAL SHADE CANOPY
5. EXISTING BRICK, PATCH AND REPAIR TO MATCH EXISTING
6. ROOFING MEMBRANE WITH ADDITIONAL ROOF INSULATION BELOW
7. METAL TRELLIS
1 11
1 1 1
5
4 5
5
4
4
1 1 1
CONCEPTUAL ELEVATIONS scale : 1” = 20’-0”
1 4
5 4 7
WEST END PROPERTY DEVELOPMENT |OCTOBER, 2019
// WEST ELEVATION
SIGNAGE PL AN scale : 1” = 20’-0”
100’110’
North Building,
Business 1 Flat Sign
48 sf =12’ x 4’
Code Max: 220 sf * 1/2 = 110 sf
North Building,
Business 2 Flat Sign
48 sf =12’ x 4’
Code Max: 220 sf * 1/2 = 110 sf
Plaza,
Pole Sign
48 sf =12’ x 4’
Code Max: 75 sf
,gnidliuBhtuoS
Business 1 Flat Sign
30 sf =10’ x 3’
Code Max: 200 sf * 1/3 = 66 sf
,gnidliuBhtuoS
Business 2 Flat Sign
30 sf =10’ x 3’
Code Max: 200 sf * 1/3 = 66 sf
,gnidliuBhtuoS
Business 3 Flat Sign
30 sf =10’ x 3’
Code Max: 200 sf * 1/3 = 66 sf
North Building,
North Elevation Flat Sign
75 sf =15’ x 5’
Code Max: 100 sf
Plaza
Monument Sign
30 sf =10’ x 3’
Code Max: 150 sf, Min 5’ setback
50’50’
South Building,
South Elevation Flat Sign
48 sf =12’ x 4’
Code Max: 100 sf
North Building, South Elevation Flat Sign
75 sf =15’ x 5’
Code Max: 100 sf
900 South
Monument Sign
30 sf =10’ x 3’
Code Max: 150 sf, Min 5’ setback
// NORTH ELEVATION// SOUTH ELEVATION
END
GSBS •11111! ARCHITFCT~ mill
WEST END PROPERTY DEVELOPMENT I JULY 10, 2019
• 7
>;'---=--:·
--1 --\ t
·\-I -, -,
--L -1-I--i-
I r --, r--1 --,. -
T----pr
-+ -(" -,
f-
[--. -~,_
-+ r
-+
/' J _" ______..___ ______ __
VIEW FROM ABOVE GSBS •911!
ARCHITECTS 11.I
WEST END PROPERTY DEVELOPMENT | JULY 10, 2019
VIEW FROM 900 SOUTH LOOKING NORTHEAST
WEST END PROPERTY DEVELOPMENT | JULY 10, 2019
VIEW FROM I-15 LOOKING NORTHWEST
WEST END PROPERTY DEVELOPMENT | JULY 10, 2019
SHADOW STUDY _ PLAN VIEWWEST END DEVELOPMENT | Shadow Study 05/27/2019Scale: NTS
January 10 am January 2 pm January 4 pm January 6 pm
April 10 am April 2 pm April 4 pm April 6 pm
July 10 am July 2 pm July 4 pm July 6 pm
October 10 am October 2 pm October 4 pm October 6 pm
WEST END PROPERTY DEVELOPMENT | JULY 10, 2019
FLOOR PLAN _ GROUND LEVEL
GROUND LEVEL:
Gross Area 9,675 sf
Amenities 1,800 sf
Studio 8 Units
Parking 78 Stalls
LEVEL 1:
Gross Area 9,675 sf
Studio 11 Units
Parking 69 Stalls
LEVEL 2-6:
Gross Area 34,320 sf
1-bed 8 Units
Studio 35 Units
--------------------------------------------------
TOTAL:
Studio (600 sf) 194 Units
1-bed (900 sf) 40 Units
Total 234 Units
PARKING:
%65 Required Parking: 152 Stalls
Provided Parking: 147 Stalls
GROUND LEVEL:
Amenities 1,800 sf
Studio 8 Units
Parking 78 Stalls
LEVEL 1:
Studio 11 Units
Parking 81 Stalls
LEVEL 2-6:
1-bed 8 Units
Studio 37 Units
--------------------------------------------------
TOTAL:
Studio (600 sf) 204 Units
1-bed (900 sf) 40 Units
Total 244 Units
PARKING:
%65 Required Parking: 159 Stalls
Provided Parking: 159 Stalls
WEST END PROPERTY DEVELOPMENT | JULY 10, 2019
FLOOR PLAN _ FIRST LEVEL
GROUND LEVEL:
Gross Area 9,675 sf
Amenities 1,800 sf
Studio 8 Units
Parking 78 Stalls
LEVEL 1:
Gross Area 9,675 sf
Studio 11 Units
Parking 69 Stalls
LEVEL 2-6:
Gross Area 34,320 sf
1-bed 8 Units
Studio 35 Units
--------------------------------------------------
TOTAL:
Studio (600 sf) 194 Units
1-bed (900 sf) 40 Units
Total 234 Units
PARKING:
%65 Required Parking: 152 Stalls
Provided Parking: 147 Stalls
GROUND LEVEL:
Amenities 1,800 sf
Studio 8 Units
Parking 78 Stalls
LEVEL 1:
Studio 11 Units
Parking 81 Stalls
LEVEL 2-6:
1-bed 8 Units
Studio 37 Units
--------------------------------------------------
TOTAL:
Studio (600 sf) 204 Units
1-bed (900 sf) 40 Units
Total 244 Units
PARKING:
%65 Required Parking: 159 Stalls
Provided Parking: 159 Stalls
WEST END PROPERTY DEVELOPMENT | JULY 10, 2019
FLOOR PLAN _ LEVEL 2-6
GROUND LEVEL:
Gross Area 9,675 sf
Amenities 1,800 sf
Studio 8 Units
Parking 78 Stalls
LEVEL 1:
Gross Area 9,675 sf
Studio 11 Units
Parking 69 Stalls
LEVEL 2-6:
Gross Area 34,320 sf
1-bed 8 Units
Studio 35 Units
--------------------------------------------------
TOTAL:
Studio (600 sf) 194 Units
1-bed (900 sf) 40 Units
Total 234 Units
PARKING:
%65 Required Parking: 152 Stalls
Provided Parking: 147 Stalls
GROUND LEVEL:
Amenities 1,800 sf
Studio 8 Units
Parking 78 Stalls
LEVEL 1:
Studio 11 Units
Parking 81 Stalls
LEVEL 2-6:
1-bed 8 Units
Studio 37 Units
--------------------------------------------------
TOTAL:
Studio (600 sf) 204 Units
1-bed (900 sf) 40 Units
Total 244 Units
PARKING:
%65 Required Parking: 159 Stalls
Provided Parking: 159 Stalls
M-1 & R-MU
Zoning Comparison
REGULATION EXISTING ZONING (M-1) PROPOSED ZONING (R-MU)
Lot Area/Width 10,000 SF/ 80 FT Multi-Family Dwellings – No minimum/50 FT
Single Family Attached – 3,000 SF/22 FT for
interior & 32 FT corner Single Family Detached – 5,000 SF/50 FT
Twin Home Dwelling – 4,000 SF/25 FT
Two Family Dwelling – 8,000 SF/50 FT
Non-Residential Uses – No minimum/No
Minimum
Other permitted or conditional uses in
21A.33.020 - 5,000 SF/50 FT
Setbacks Front Yard – 15 FT
Corner Side Yard – 15 FT Interior Side Yard - No setback
required
Rear Yard – No setback
required
*All required front and corner
side yards shall be maintained
as landscape yards in conformance with the
requirements of chapter
21A.48 of this title
Front Yard – No setback required; Maximum
setback - at least 25% of the building facade must be located within 15 FT of the front lot line
Corner Side Yard - No setback required Interior Side Yard - No setback required
Rear Yard – 25% of the lot depth/need not exceed
30 FT
Parking Setback No specific parking setback regulations Surface Parking Lots Within an Interior Side Yard – 30 FT landscape setback from the front property
line or be located behind the primary structure.
Parking Structures – 45 FT minimum setback from a front or corner side yard property line or be
located behind the primary structure.
Building Height Building Height – 65 FT
Residential Building Height – 75 FT Non-Residential Buildings/Uses – 45 FT
(Maximum floor area coverage of nonresidential
uses in mixed use buildings is limited to 3 floors)
Open Space No specific open space regulations Residential uses and mixed uses containing residential use - 20% of the lot area
The following uses are not currently allowed in the M-1 zoning district but are listed as permitted
or conditional uses under the proposed R-MU zoning district designation:
New Permitted New Conditional
Art Gallery Dwelling, group home (large)
Bed and breakfast, inn/manor Dwelling, residential support (large)
Clinic (medical, dental) Library
Daycare, nonregistered home daycare Theatre, movie
Dwelling, accessory unit
Dwelling, assisted living facility (large)
Dwelling, assisted living facility (limited capacity)
Dwelling, assisted living facility (small)
Dwelling, group home (small)
Dwelling, manufactured home
Dwelling, multi-family
Dwelling, residential support (small)
Dwelling, rooming (boarding) house
Dwelling, single-family (attached)
Dwelling, single-family (detached)
Dwelling, twin home and two family
Eleemosynary facility
Funeral home
Mixed use development
The uses in the table below are currently listed as permitted or conditional uses in the land use
table for the M-1 zoning district. These uses below would no longer be allowed under the proposed
R-MU zoning district:
Changing from Permitted to Not Allowed Changing from Conditional to Not Allowed
Alcohol, Distillery Animal, Raising of furbearing animals
Alcohol, Winery Animal, Stockyard
Animal, Cremation service Community correctional facility (large)
Animal, Kennel Community correctional facility (small)
Animal, Pet Cemetery Concrete and/or asphalt manufacturing
Animal, Pound Grain Elevator
Bakery, commercial Railroad freight terminal facility
Blacksmith shop Railroad repair shop
Bottling plant Recycling, processing center (outdoor)
Brewery Rock, sand, and gravel storage and distribution
Building materials distribution Utility, electric generation facility
Bus line station/terminal Utility, sewage treatment plant
Bus line yard and repair facility Utility, solid waste transfer station
Check cashing/payday loan business Vehicle, automobile salvage and recycling (outdoor)
Contractor’s yard/office
Changing from Permitted to Not Allowed Changing from Conditional to Not Allowed
Equipment, heavy (rental, sales, service)
Equipment rental, (indoor and/or outdoor)
Food processing
Gas station
Golf course
Greenhouse
Hotel/motel
Impound lot
Industrial assembly
Large wind energy system
Laundry, commercial
Light manufacturing
Package delivery facility
Parking (commercial, off-site, park and ride lot,
park and ride lot shared with existing use)
Photo finishing lab
Printing plant
Radio, television station
Recycling, collection station
Recycling, processing center (indoor)
Restaurant with a drive through
Retail goods establishment with a drive through
Sexually oriented business
Sign painting/fabrication
Small brewery
Storage and display (outdoor)
Storage, public (outdoor)
Storage, self
Store, convenience
Studio, motion picture
Taxicab facility
Tire distribution retail/wholesale
Truck freight terminal
Vehicle, auction
Vehicle, automobile truck and repair
Vehicle, automobile truck and rental (including
large truck)
Vehicle, automobile, part sales
Vehicle, automobile salvage and recycling
(indoor)
Vehicle, Recreational vehicle sales and service
Vehicle, truck repair (large)
Changing from Permitted to Not Allowed Changing from Conditional to Not Allowed
Warehouse
Welding shop
Wholesale distribution
Woodworking mill
City Plan Considerations
Adopted City Plan Policies and Guidance
Zoning map amendments are reviewed for compliance with City master plans and adopted
policies. The below plans were adopted for the area:
• Westside Master Plan (Current Community Plan)
o The subject properties are located along the north end of the 700 West industrial
corridor which is between I-15 and 800 West from 800 South to approximately 1700
South.
o The steps identified for gradual change along the 700 West corridor include —zoning
changes, design guidelines and capital improvements.
o The plan includes several goals for increasing the community’s residential density.
o Adding more commercial and multi-family residential infill should be pursued when
the opportunity for redevelopment arises along the corridor.
o Residents’ ideas for the future of the 700 West corridor had a focus on phasing out of
the intense industrial uses.
o Consider permitting residential and commercial infill on vacant parcels in the
industrial corridor. Height and bulk regulations for infill development should be as
flexible in order to achieve high density development (50 or more dwelling units per
acre).
o Identify underutilized or unmaintained areas within large residential blocks in the
Westside. These mid-block areas should be targeted for development through flexible
zoning and design standards.
o Some design elements that are used to increase density, such as height and bulk, can
be made compatible through appropriate architectural design and landscaping
techniques.
o Review the uses that are permitted in the current light manufacturing zoning district
and determine if a new zone may be more appropriate. A new district should more
specifically regulate building and site design and should completely prohibit any uses
that produce noxious odors, fumes or other discharge or other uses that rely heavily
on outdoor storage.
• 9 Line Corridor Master Plan
o Major & Minor Gateways - The 9 Line enjoys an excellent relative location in the Salt
Lake Valley, passing many important transportation corridors, neighborhood nodes,
parks and other points of interest. Nowhere is this more obvious than at several of
the major potential gateways to the corridor; places where the 9 Line intersects with
important modes of transportation such as UTA Trax, or the Jordan River Parkway.
In order to increase its visibility, and to welcome potential corridor users, these
important intersections – major and minor – should be considered gateways, and
provide the appropriate amenities and infrastructure to that end. Moreover, they
should consider the needs of motorists, cyclists and pedestrians.
o Where the 9-line passes under I-15 is a major gateway and 700 West acts is identified
as a minor gateway.
o On 900 S between the I-15 node and the 9th and 9th node is identified as a Corridor
Type C - The corridor is widest in this area connecting users to regional parks and
neighborhood commercial centers along the paved trailway. This area features a
mixture of residential, commercial and light industrial uses. The neighborhood node
at 900 South & 900 West presents a strong opportunity to catalyze future
development
o I-15 Node Analysis and Potential - The 9 Line corridor changes dramatically between
I-15 and 900 West. Adjacent land uses in this section of the corridor transition from
commercial and light industrial on the eastern end to neighborhood commercial,
single-family residential and open space on the west end. There is some vacant land
and a new bike park adjacent to the Interstate which present opportunities for
programmed activities and other trailway development.
• Plan Salt Lake
o Growth – Promote infill and redevelopment of underutilized land.
o Housing – Direct new growth toward areas with existing infrastructure and services
that have the potential to be people oriented.
o Beautiful City - Support and encourage architecture, development, and infrastructure
that is people-focused, responds to its surrounding context and enhances the public
realm, reflects our diverse cultural, ethnic, and religious heritage and is sustainable,
using high quality materials and building standards.
o Create opportunities to connect with nature in urban areas.
o Reinforce and preserve neighborhood and district character and a strong sense of
place.
o Preservation - Preserve and enhance neighborhood and district character.
o Encourage the incorporation of historic elements into buildings, landscapes, public
spaces, streetscapes, neighborhoods, and districts where appropriate.
o Economy - Support the growth of small businesses, entrepreneurship and
neighborhood business nodes.
• Growing SLC
o Develop flexible zoning tools and regulations, with a focus along significant
transportation routes
o Support diverse and vibrant neighborhoods by aligning land use policies that
promote a housing market capable of accommodating residents throughout all stages
of life
Salt Lake City Comprehensive Housing Policy
The Salt Lake City Comprehensive Housing Policy was adopted on March 1, 2016.
The Housing Policy represents the City Council’s efforts to establish a policy
direction to address current conditions in Salt Lake City. The intent is that this
direction will be followed whenever the City engages in housing funding assistance,
zoning and land use planning, master planning neighborhoods, and creating
economic incentives. Additionally, the Housing Policy is intended to achieve the
following that relate to the requested rezone:
Foster and celebrate the urban residential tradition
Develop new housing opportunities throughout the City
Promote a diverse and balanced community by ensuring that a wide range of
housing types and choices exist for all income levels, age groups, and types of
households
• Transit Master Plan
o 900 S is identified as a high priority corridor as it provides opportunities for
additional east/west cross- town connections as well as connections. 900 W is also
discussed as improving connections to the neighboring Fairpark and Glendale
communities.
o Building off existing plans and policies, the Salt Lake City Transit Master Plan
recognizes the importance of land use, street connectivity, and placemaking to
implement a well-used and attractive frequent transit network (FTN). The FTN must
be supported by a concentration of land uses, connections to key destinations, a rich
mix of uses, and interconnected streets. The Transit Master Plan embraces these
concepts to help achieve the City’s goals to increase transit ridership in Salt Lake
City.
o Provide a rich mix of uses that support street-level activity throughout the day and
night. A diversity of land uses (including residential, commercial, industrial,
institutional, and recreational uses) promotes walking and transit ridership, and
reduces driving.
o A mix of land uses allows more daily needs to be met within shorter distances,
encouraging people to walk and take transit for more trips. Land use diversity also
creates a more interesting and active urban environment that makes walking and
taking transit feel safer and more attractive at all times of the day and night
o Salt Lake City also plays an important role in working with developers to set
standards for new development. These standards can help ensure land uses support
the FTN, including: Pedestrian-oriented design: Identify design standards that
promote pedestrian-oriented urban design features, such as active frontages built
right to the street with parking located at the rear of the building and landscaping
that provides a buffer between the sidewalk and the street.
o Land use and placemaking recommendations –Continue to monitor zoning along the
FTN to ensure transit is supported by a mix of uses, adequate densities, parking
requirements, and other transit supportive elements.
o Provide a mix of housing options along the FTN to support housing affordability and
diversity
Staff Discussion
As discussed in the considerations section of the staff report, the proposal generally complies
with the master plan policies for the area by providing the opportunity to add more compatible
commercial and residential infill along the 700 W corridor and along 900 S which acts as an
important gateway into the broader Westside community. The proximity to Downtown, the
Jordan River and the 9 Line Trail all make the area attractive to many residents.
The proposed R-MU zone would allow for residential uses that are not permitted under the
existing M-1 zoning designation, which further promotes the goals and visions of city plans by
promoting redevelopment of underutilized land. The proposed R-MU zone also restricts some of
the industrial uses allowed in M-1 that currently have a negative visual impact on this Westside
gateway such as outdoor storage of materials and finished products.
Analysis of Zoning
Amendment Standards
ZONING MAP AMENDMENTS
21A.50.050: A decision to amend the text of this title or the zoning map by general
amendment is a matter committed to the legislative discretion of the city council and is not
controlled by any one standard. In making a decision to amend the zoning map, the City
Council should consider the following:
FACTOR FINDING RATIONALE
1. 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 The property is located within the Westside
Master Plan area. See Attachment D for
discussion of relevant City policies and plans
and the proposal’s compliance.
2. Whether a proposed
map amendment furthers
the specific purpose
statements of the zoning
ordinance.
Complies The purpose of the R-MU Residential/Mixed
Use District is to reinforce the mixed-use
character of the area and encourage the
development of areas as high density
residential urban neighborhoods containing
retail, service commercial, and small-scale
office uses. This district is appropriate in
areas of the City where the applicable
master plans support high density, mixed
use development. The standards for the
district are intended to facilitate the
creation of a walkable urban neighborhood
with an emphasis on pedestrian scale
activity while acknowledging the need for
transit and automobile access.
In compliance with this purpose statement,
the proposed location of the zoning district
fits the location criteria of the zone. The zone
would be located in an area supported by the
master plan for a mixed of uses including
high density residential. The standards of the
R-MU zone, such as distance from the
buildings to the sidewalk, also help promote
a walkable urban neighborhood with
pedestrian scale activity.
3. The extent to which a
proposed map
amendment will affect
adjacent properties;
Complies
The proposed R-MU zoning district would
allow a mix of land uses and residential uses
that are not currently allowed by the M-1
zoning. The development standards in the R-
MU zoning district are intended to
encourage the development of areas as a mix
of compatible residential and commercial
uses, which is consistent with the Master
Plan policies and goals in this area.
The proposal would add residential uses as
allowed uses to the properties; however,
even though the surrounding properties are
zoned M-1, many of the adjacent properties
contain residential uses so the proposed zone
would be more compatible with the existing
uses than the M-1 zoning district.
Many of the more visually and
environmentally impactful industrial uses
that are currently allowed in the M-1 zone
would no longer be allowed under the
requested zoning designation. See
Attachment C for a comparison of the
permitted and conditional uses in the M-1
and R-MU zone.
The proposed zoning district does allow for
heights up to 75’ for residential development,
which is an increase in 10’ from the 65’ that
is currently allowed in the M-1 zone,
however, staff does not believe that to be a
substantial change that would cause any
different or significantly increased impacts
than a 65' building. Additionally, the R-MU
zone requires a rear yard setback (25% of the
lot depth) whereas is in the M-1 zone, there
is no setback requirement and the allowed
uses may be more impactful to surrounding
residential uses.
The proposed R-MU zoning is not
anticipated to introduce substantive new or
additional negative impacts to adjacent
properties. The proposal will lessen the
potential for negative impacts in a number
of ways versus the current development
allowances under the M-1 zoning
designation. Given the likely future
transition of the area into one of mixed-use
zoning, specifically the 700 W industrial
corridor and the 900 S gateway into
Westside neighborhoods, having mixed-use
zoning along the frontage of 700 W as well
as 900 S is desirable in the context of future
development and plans for the area.
4. Whether a proposed
map amendment is
consistent with the
Complies
The proposed map amendment is not within
any overlay zoning district. This standard is
not applicable to the proposal.
purposes and provisions
of any applicable overlay
zoning districts which
may impose additional
standards
5. 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
No comment was provided by the Public
Utilities Department; however, the subject
property is located within a built
environment where public facilities and
services already exist. The site is currently
served by 900 south, 700 west, Genesee Ave,
and a public right of way. Future
development on these properties, such as
commercial or multifamily development may
require upgrading utilities and drainage
systems that serve the properties. Any
required infrastructure upgrades will be
evaluated with a specific site development
plan.
Photographs
View of subject site from 900 S facing north
View of subject site from 900 S facing north east
View of subject site from corner of 900 S and 700 W facing north west
View of subject public right of way from 900 S facing north
View of subject site from Genesee Ave. facing south
View across the street to the south of the subject site – south side of 900 S
View of surrounding development on the block face to the west of the subject site
View of surrounding development – 800 W facing east
View of surrounding development to the north of the subject site – Genesee Ave. facing west
View of surrounding development on Genesee west of subject site
Public Process And
Comments
The following attachment lists the public meetings that have been held, and other public input
opportunities, related to the proposed project. All written comments that were received
throughout this process are included within this attachment.
Poplar Grove and Glendale Community Council Meetings
The property is within the boundaries of Poplar Grove Community Council. Planning staff nor
the applicant were invited to speak at a Poplar Grove or Glendale Community Council meeting
regarding this proposed zoning map amendment request; however, prior to submitting the
previous rezone application, the applicants attended the September 25, 2019 Poplar Grove
Community Council meeting, which was hosted on the subject site in the vacant warehouse
buildings. During the meeting the applicant discussed their plans to request a rezone for the
properties and their ideas and intent for future development of the site with multi-family housing.
Planning Staff also attended the meeting to answer any city process and zoning related questions.
Questions were asked about height, design standards, and building materials that would be
applicable under the requested R-MU zoning district.
Early Notification
A notice of application was sent to the chair of the Poplar Grove & Glendale Community Councils.
The Community Councils were given 45 days to respond with any concerns or comments.
Notice of the application was also sent to property owners and residents within 300 feet of the
project. The purpose of this notice is to inform surrounding property owners and residents that
an application has been submitted, provide details regarding the request, outline steps in the
planning review and decision making process, and to let them know how to obtain more
information and submit comments early on in the review process.
City Open House
Because the property is located within 600 feet of two community council districts, the City
Planning Division held an online open house on the Salt Lake City website for the proposal in
order to obtain feedback from residents and property owners and to provide information about
the public process and City regulations.
For the open house, the City provided mailed notice to residents and property owners within
approximately 300 feet of the proposal two weeks in advance of the open house. Notices were also
e-mailed to the City’s general Planning mailing list and to those individuals that requested notice
for meetings for the proposal.
Public Hearing Notice
The Planning Division provided the following notices for the Planning Commission meeting:
• Mailed notice sent October 2, 2020
• E-mailed notice to listserv sent October 2, 2020
• Public hearing notice signs posted on the property October 2, 2020
Public Input Received
Planning Staff received a letter of support from the Glendale Community Council. No other
formal public comments have been received as of the publication of this staff report.
Glendale Community Council
1375 S. Concord Street
Salt Lake City, UT 84104
Board of Directors
Turner C Bitton
Chair
Ashley King
First Vice Chair
Latu Patetefa
Second Vice Chair
Jeremy King
Treasurer
Dane Hess
Past Chair
Ryan Curtis
At-Large Member
July 27, 2020
Chris Earl
Salt Lake City Planning Division
451 S State St
Rm 406
PO Box 145480
Salt Lake City UT 84114-5480
RE: PLNPCM2020-00442
Dear Chris,
It is my pleasure to submit this letter on behalf of the Glendale Community
Council. After our review, we would like to express our enthusiastic support
for the zoning map amendment proposed in this development. With the
current shortage of housing in Salt Lake City, more is always welcome.
Above that, though, the prospect of commercial development is very
exciting to us. Here on the west side, residents often have to travel outside
the neighborhood for basic things like shopping and dining; projects like
this are sorely needed.
The proposed development is exactly the kind of thing that Glendale's
residents have repeatedly expressed interest in for the past several years. It
will act as an anchor to bring much-anticipated commercial development to
the east side of the neighborhood and tie the neighborhood together in a
more cohesive manner. Adding more amenities to our community is a step
in the right direction and we look forward to seeing this development move
forward in the process.
Thank you for the opportunity to weigh in on the development. We greatly
appreciate the opportunity to engage in discussions affecting our
neighborhood.
Thank you,
Turner C. Bitton
Chair, Glendale Community Council
City Department Review
Comments
Transportation
Transportation doesn't have any issues with the rezone.
Engineering
No objections to the proposed rezone.
Public Utilities
No comment provided.
Fire
Building Services finds no Fire Code related issues associated with this rezone.
Building Services
Building Services finds no building code or zoning related issues associated with this rezone.
SLC Real Property Management
Salt Lake City property management authorizes the applicant to move forward with the small
portion of the city owned alley included in the rezone request. Please include a condition that
the rezone is subject to the petitioner entering into a Purchase Agreement with the City to
acquire the vacated alley if the vacation is approved by the City Council.
PLANNING COMMISSION - October 14, 2020
c) Agenda/Minutes
PLANNING COMMISSION - October 14, 2020
d) Staff Presentation Slides
Planning Commission
Zoning Map Amendment715 W Genesee Avenue
PLNPCM2020-00442
Current Zoning:
•M-1 Light Manufacturing
Requested Zone:
•R-MU Residential/Mixed Use District
Recommendation:
Planning Staff recommends that the Planning Commission
forward a positive recommendation to the City Council for the
proposed zoning map amendment.
Subject Properties
Planning Commission
Zoning Map Amendment715 W Genesee Avenue
PLNPCM2020-00442
Planning Commission
Zoning Map Amendment715 W Genesee Avenue
PLNPCM2020-00442
Planning Commission
Zoning Map Amendment715 W Genesee Avenue
PLNPCM2020-00442
Subject
Property
Subject
Properties
Planning Commission
Zoning Map Amendment715 W Genesee Avenue
PLNPCM2020-00442
Planning Commission
Zoning Map Amendment715 W Genesee Avenue
PLNPCM2020-00442
Planning Commission
Zoning Map Amendment715 W Genesee Avenue
PLNPCM2020-00442
Key Considerations:
Existing City Plan Guidance
o The rezone request aligns with many policies found within the Westside
Master Plan.
o The rezone request helps to promote the visions found in the 9 Line Master
Plan.
o Supports the goals found in Plan Salt Lake and Growing SLC.
o Promotes goals found within the Transit Master Plan.
Design Standards
o The proposed R-MU zoning only has two design standards.
o New development in this area would benefit from additional design
standards.
o Planning Staff is of the opinion the design standards applicable to the D-2
zoning district should be applied to any new project on the subject parcels
developed under the proposed R-MU zoning district.
Planning Commission
Zoning Map Amendment715 W Genesee Avenue
PLNPCM2020-00442
Public Process:
•Notice was sent to the Poplar Grove and Glendale Community
Councils
•Early notification was sent to property owners and residents
within 300 feet of the subject area
•Public comments
Recommendation:
Planning Staff recommends that the Planning Commission forward
a positive recommendation to the City Council for the proposed
zoning map amendment.
PLANNING COMMISSION - October 14, 2020
e) Additional Public Comments
5) ORIGINAL APPLICANT PETITION
a) PLNPCM2019-01137
ORIGINAL APPLICANT PETITION
b) PLNPCM2020-00442
WEST END PROPERTY DEVELOPMENT | JULY 10, 2019VIEW FROM 900 SOUTH LOOKING NORTHEAST
WEST END PROPERTY DEVELOPMENT | JULY 10, 2019VIEW FROM I -15 LOOKING NORTHWEST
WEST END PROPERTY DEVELOPMENT | JULY 10, 2019SHADOW STUDY _ PL AN VIEWJanuary 10 am January 2 pm January 4 pm January 6 pmApril 10 am April 2 pm April 4 pm April 6 pmJuly 10 am July 2 pm July 4 pm July 6 pmOctober 10 am October 2 pm October 4 pm October 6 pm
WEST END PROPERTY DEVELOPMENT | JULY 10, 2019FLOOR PL AN _ G ROUND LEVE LGROUND LEVEL: Gross Area 9,675 sf Amenities 1,800 sf Studio 8 Units Parking 78 StallsLEVEL 1: Gross Area 9,675 sf Studio 11 Units Parking 69 StallsLEVEL 2-6: Gross Area 34,320 sf 1-bed 8 Units Studio 35 Units --------------------------------------------------TOTAL: Studio (600 sf) 194 Units 1-bed (900 sf) 40 Units Total 234 UnitsPARKING: %65 Required Parking: 152 Stalls Provided Parking: 147 Stalls GROUND LEVEL: Amenities 1,800 sf Studio 8 Units Parking 78 StallsLEVEL 1: Studio 11 Units Parking 81 StallsLEVEL 2-6: 1-bed 8 Units Studio 37 Units --------------------------------------------------TOTAL: Studio (600 sf) 204 Units 1-bed (900 sf) 40 Units Total 244 Units PARKING: %65 Required Parking: 159 Stalls Provided Parking: 159 Stalls
WEST END PROPERTY DEVELOPMENT | JULY 10, 2019FLOOR PL AN _ FIRST LEVE L GROUND LEVEL: Gross Area 9,675 sf Amenities 1,800 sf Studio 8 Units Parking 78 StallsLEVEL 1: Gross Area 9,675 sf Studio 11 Units Parking 69 StallsLEVEL 2-6: Gross Area 34,320 sf 1-bed 8 Units Studio 35 Units --------------------------------------------------TOTAL: Studio (600 sf) 194 Units 1-bed (900 sf) 40 Units Total 234 UnitsPARKING: %65 Required Parking: 152 Stalls Provided Parking: 147 Stalls GROUND LEVEL: Amenities 1,800 sf Studio 8 Units Parking 78 StallsLEVEL 1: Studio 11 Units Parking 81 StallsLEVEL 2-6: 1-bed 8 Units Studio 37 Units --------------------------------------------------TOTAL: Studio (600 sf) 204 Units 1-bed (900 sf) 40 Units Total 244 Units PARKING: %65 Required Parking: 159 Stalls Provided Parking: 159 Stalls
WEST END PROPERTY DEVELOPMENT | JULY 10, 2019FLOOR PL AN _ LEVEL 2- 6GROUND LEVEL: Gross Area 9,675 sf Amenities 1,800 sf Studio 8 Units Parking 78 StallsLEVEL 1: Gross Area 9,675 sf Studio 11 Units Parking 69 StallsLEVEL 2-6: Gross Area 34,320 sf 1-bed 8 Units Studio 35 Units --------------------------------------------------TOTAL: Studio (600 sf) 194 Units 1-bed (900 sf) 40 Units Total 234 UnitsPARKING: %65 Required Parking: 152 Stalls Provided Parking: 147 Stalls GROUND LEVEL: Amenities 1,800 sf Studio 8 Units Parking 78 StallsLEVEL 1: Studio 11 Units Parking 81 StallsLEVEL 2-6: 1-bed 8 Units Studio 37 Units --------------------------------------------------TOTAL: Studio (600 sf) 204 Units 1-bed (900 sf) 40 Units Total 244 Units PARKING: %65 Required Parking: 159 Stalls Provided Parking: 159 Stalls
6) MAILING LIST
OWN_NAME OWN_ADDR OWN_CITY OWN_STATOWN_ZIP
ROCKWOOD INVESTMENT GROUP 162 DUNLOP CT PARK CITY UT 84060
MARIA NOVOA 1160 N COLONEL RD SALT LAKE CITY UT 84116
JLC AUTO SALES, LLC 16 E KENSINGTON AVE SALT LAKE CITY UT 84115
SCOTT W SIMONS 711 W 800 S SALT LAKE CITY UT 84104
NICHOLAS R STODDARD 819 S 800 W SALT LAKE CITY UT 84104
SALT LAKE COUNTY PO BOX 144575 SALT LAKE CITY UT 84114
JACOB W SEITZ-SAMPSON; LEI 825 S 800 W SALT LAKE CITY UT 84104
JOSE G D ALEMAN 835 S 800 W SALT LAKE CITY UT 84104
EFRAIN CABRERA 837 S 800 W SALT LAKE CITY UT 84104
4B PROPERTIES, LLC 748 W GENESEE AVE SALT LAKE CITY UT 84104
ASHMENT & PASILLAS LLC 830 S 700 W SALT LAKE CITY UT 84104
SQUARE KITCHEN, LLC 434 N HODGES LN SALT LAKE CITY UT 84116
4B PROPERTIES, LLC 748 W GENESEE AVE SALT LAKE CITY UT 84104
QUALITY CARPENTRY, LLC 10284 N CARRIAGE LN CEDAR HILLS UT 84062
MICHAEL J HOPPER; HERMELIN 865 S 800 W SALT LAKE CITY UT 84104
JIMMY FERNANDEZ 869 S 800 W SALT LAKE CITY UT 84104
BRITT K VELTRI 871 S 800 W SALT LAKE CITY UT 84104
ROBERT G MAY; DRM TR 729 S KILBY CT SALT LAKE CITY UT 84101
ROBERT G MAY; DRM TRST 729 S KILBY CT SALT LAKE CITY UT 84101
ARLINE STONE; TRACY BUTTER 763 W GENESEE AVE SALT LAKE CITY UT 84104
TRUST NOT IDENTIFIED 2251 E ALVA CIR SALT LAKE CITY UT 84109
GENESEE, LLC 755 W GENESEE AVE SALT LAKE CITY UT 84104
LINNUS WEGE 751 W GENESEE AVE SALT LAKE CITY UT 84104
ROSA M VEGA 756 W 900 S SALT LAKE CITY UT 84104
JESUS CHACON; RAQUEL CHAVE 750 W 900 S SALT LAKE CITY UT 84104
PETER R VIOLETTE; ALANA C 1576 ELVADO DRWAY #6 SIMI VALLEY CA 93065
PETER R VIOLETTE; ALANA C 1576 ELVADO DRWAY #6 SIMI VALLEY CA 93065
J & B PROPERTIES UTAH 2 LL 729 S KILBY CT SALT LAKE CITY UT 84101
LINDA M BEDDICK 851 S 800 W SALT LAKE CITY UT 84104
LAWRENCE H IV FRAMME 847 S 800 W SALT LAKE CITY UT 84104
UNREAL ESTATE LLC 767 W GENESEE AVE SALT LAKE CITY UT 84104
ARLINE STONE; TRACY BUTTER 763 W GENESEE AVE SALT LAKE CITY UT 84104
RFG 1 LLC PO BOX 17232 SALT LAKE CITY UT 84117
RFG 3 LLC PO BOX 17232 SALT LAKE CITY UT 84117
WEST END LLC 345 E BROADWAY ST SALT LAKE CITY UT 84111
WEST END LLC 205 HUDSON ST NEW YORK NY 10013
WEST END LLC 205 HUDSON ST NEW YORK NY 10013
WEST END LLC 205 HUDSON ST NEW YORK NY 10013
WEST END LLC 205 HUDSON ST NEW YORK NY 10013
TEODORO NAVA; SOCORRO ALAT 715 W GENESEE AVE SALT LAKE CITY UT 84104
WEST END LLC 205 HUDSON ST NEW YORK NY 10013
WEST END LLC 205 HUDSON ST NEW YORK NY 10013
SALT LAKE CO PO BOX 144575 SALT LAKE CITY UT 84114
SUMMUM OF SALT LAKE CITY 707 W GENESEE AVE SALT LAKE CITY UT 84104
WEST END LLC 205 HUDSON ST NEW YORK NY 10013
WEST END, LLC 205 HUDSON ST NEW YORK NY 10013
ROSE PRINTING CO.680 W 900 S SALT LAKE CITY UT 84104
LLP GEOSTAR ENTERPRISES 930 S 700 W SALT LAKE CITY UT 84104
SALT LAKE CITY CORPORATION PO BOX 145460 SALT LAKE CITY UT 84114
UTAH PAPER BOX COMPANY 920 S 700 W SALT LAKE CITY UT 84104
LRM PARTNERS, LLC 15302 PIPELINE LN HUNTINGTON BEACA 92649
SALT LAKE CITY CORPORATION PO BOX 145460 SALT LAKE CITY UT 84114
POPLAR GROVE COMMUNITY COUNCIL CHAIR -
ERIK LOPEZ 848 W. ARAPAHOE AVE SALT LAKE CITY UT 84104
SALT LAKE CITY PLANNING DIVISION-
AMY THOMPSON PO BOX 145480 SALT LAKE CITY UT 84114
Occupant PARCEL_ADDR CITY ZIPCODE STATE
Current Occupant 765 W 800 S Salt Lake City 84104 UT
Current Occupant 755 W 800 S Salt Lake City 84104 UT
Current Occupant 747 W 800 S Salt Lake City 84104 UT
Current Occupant 823 S 800 W Salt Lake City 84104 UT
Current Occupant 756 W GENESEE AVE Salt Lake City 84104 UT
Current Occupant 751 W 800 S Salt Lake City 84104 UT
Current Occupant 853 S 800 W Salt Lake City 84104 UT
Current Occupant 875 S 800 W Salt Lake City 84104 UT
Current Occupant 792 W 900 S Salt Lake City 84104 UT
Current Occupant 757 W GENESEE AVE Salt Lake City 84104 UT
Current Occupant 748 W 900 S Salt Lake City 84104 UT
Current Occupant 746 W 900 S Salt Lake City 84104 UT
Current Occupant 766 W 900 S Salt Lake City 84104 UT
Current Occupant 765 W GENESEE AVE Salt Lake City 84104 UT
Current Occupant 855 S 800 W Salt Lake City 84104 UT
Current Occupant 857 S 800 W Salt Lake City 84104 UT
Current Occupant 739 W GENESEE AVE Salt Lake City 84104 UT
Current Occupant 733 W GENESEE AVE Salt Lake City 84104 UT
Current Occupant 723 W GENESEE AVE Salt Lake City 84104 UT
Current Occupant 721 W GENESEE AVE Salt Lake City 84104 UT
Current Occupant 717 W GENESEE AVE Salt Lake City 84104 UT
Current Occupant 740 W 900 S Salt Lake City 84104 UT
Current Occupant 706 W 900 S Salt Lake City 84104 UT
Current Occupant 710 W 900 S Salt Lake City 84104 UT
Current Occupant 755 W 900 S Salt Lake City 84104 UT
Current Occupant 959 S 800 W Salt Lake City 84104 UT
Current Occupant 939 S 700 W Salt Lake City 84104 UT
Current Occupant 675 W 900 S Salt Lake City 84104 UT