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Transmittal - 8/19/2021ERIN MENDENHALL DEPARTMENT of COMMUNITY Mayor and NEIGHBORHOODS Blake Thomas Director SALT LAKE CITY CORPORATION 451 SOUTH STATE STREET, ROOM 404 WWW.SLC.GOV P.O. BOX 145486, SALT LAKE CITY, UTAH 84114-5486 TEL 801.535.6230 FAX 801.535.6005 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: PLNPCM2018-00877- Zoning Map Amendment for Nielsen Estates at 833 W Hoyt Place and 834 W 200 North STAFF CONTACT: Eric Daems, Senior Planner, eric.daems@slcgov.com, 801-535-7236 DOCUMENT TYPE: Ordinance RECOMMENDATION: Follow the recommendation of the Planning Commission to approve the proposed zoning map amendment. BUDGET IMPACT: None BACKGROUND/DISCUSSION: Sattar Tabriz, representing property owner J&S Property Development LLC, is petitioning to amend the zoning map for two single-family properties at 833 W Hoyt Place (R-1-5,000) and 834 W 200 North (R-1-7,000). Under the proposal, both would be rezoned to SR-3 (Special Development Pattern Residential). Although a specific development plan is not part of this proposal, the rezone is intended to allow for a future Planned Development to include the preservation of the home at 834 W 200 North, a twin home, and four single-family attached homes. The properties are located within the Northwest Community Master Plan as well as the North Temple Boulevard Plan areas. Currently, the only development on the property is a single-family home at 834 W 200 North. This project was first proposed in 2018 and included accompanying Subdivision and Planned Development applications. The proposal has since been revised and delayed for more than two July 7, 2021 Lisa Shaffer (Jul 14, 2021 15:02 MDT) 07/14/2021 07/14/2021 years as the property owner has attempted to work with surrounding property owners on unique development challenges for this and surrounding properties. Hoyt Place is a dead-end private street. As such, development is limited to 30 homes or less without secondary fire access. City Staff has encouraged dialogue between property owners along Hoyt Place to work together to find solutions for cohesive and complimentary design that maximizes development potential and that would result in a better project. However, property owners have not been able to come to terms throughout the last two and a half years and the applicant for this rezone is ready to move the project forward independently if necessary. To do so, the property will need vehicular access to 200 North. Rezoning the entirety of both properties would allow for the desired medium density housing along the northern portion of the property as well as vehicular access from 200 North. Even though the applicant is pursuing SR-3 zoning for both properties and access from 200 North, he has expressed continued hope to reach an agreement for access from Hoyt Place at some point. The intent of the North Temple Boulevard Plan and the Northwest Community Master Plan support the development of interior portions of city blocks with medium density housing, located near transit stations. Rezoning the property to SR-3 zone will help accomplish this intent. PUBLIC PROCESS: Notice of the project and request for comments were sent to the Chair of Fairpark Community Council and other applicable recognized community organizations first in October of 2018 and then again in September of 2020. The project experienced a long delay as the applicant attempted to better coordinate development efforts with neighboring properties and to secure access from Hoyt Place, in accordance with City recommendations. A public hearing with the Planning Commission was held on March 24, 2021. The Planning Commission discussed the request and voted to forward a positive recommendation to the City Council. EXHIBITS: 1) Project Chronology 2) Notice of City Council Hearing 3) Planning Commission Record- March 24, 2021 a) Hearing Notice b) Staff Report c) Agenda and Minutes 4) Original Petition 5) Mailing List TABLE OF CONTENTS 1. PROJECT CHRONOLOGY 2. NOTICE OF CITY COUNCIL HEARING 3. PLANNING COMMISSION-MARCH 24, 2021 A) HEARING NOTICE B) STAFF REPORT C) AGENDA AND MINUTES 4. ORIGINAL PETITION 5. MAILING LABELS SALT LAKE CITY ORDINANCE No. ____ of 2021 (Amending the zoning map pertaining to two parcels of property located at 833 West Hoyt Place and 834 West 200 North Street to rezone the parcels from R-1/5,000 Single-Family Residential District and R-1/7,000 Single- Family Residential District, respectively, to SR-3 Special Development Pattern Residential District.) An ordinance amending the zoning map pertaining to two parcels of property located at 833 West Hoyt Place and 834 West 200 North Street to rezone the parcels from R-1/5,000 Single-Family Residential District and R-1/7,000 Single- Family Residential District, respectively, to SR-3 Special Development Pattern Residential District pursuant to petition number PLNPCM2018-00877. WHEREAS, Sattar Tabriz, on behalf of the property owner, J & S Property Development, LLC, submitted a petition number PLNPCM2018-00877 (the “rezone petition”) to rezone two parcels of property of property located at 833 West Hoyt Place and 834 West 200 North Street from R-1/5,000 Single-Family Residential District and R-1/7,000 Single- Family Residential District, respectively, to SR-3 Special Development Pattern Residential District; and WHEREAS, in addition to the underlying R-1/7,000 and R-1/5,000 zoning, the parcels are further zoned with an overlay zoning designation of Airport Flight Path Protection Overlay. WHEREAS, at its March 24, 2021 meeting, the Salt Lake City Planning Commission held a public hearing, had discussion, and voted to forward a recommendation of approval to the Salt Lake City Council (the “City Council”) on the rezone petition; and WHEREAS, after a public hearing on this matter, the City Council has determined that adopting this ordinance to amend the Salt Lake City Zoning map to change the underlying zoning as set forth herein is in the City’s best interest; and WHEREAS, the City Council desires to retain the overlay designation of the Airport Flight Path Protection Overlay, and, nothing contained herein should be construed to remove that existing designation. 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 parcel located 833 West Hoyt Place (Tax ID No. 08-35-406-019- 0000), more particularly described on Exhibit “A” attached hereto and incorporated by reference, is rezoned from R-1/5,000 Single-Family Residential District to SR-3 Special Development Pattern Residential District. Section 2. 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 parcel located 834 West 200 North Street (Tax ID No. 08-35-406- 018-0000), more particularly described in Exhibit “B” described on Exhibit “A” attached hereto and incorporated by reference, is rezoned from R-1/5,000 Single-Family Residential District to SR-3 Special Development Pattern Residential District. Section 3. Effective Date. This Ordinance take effect immediately after it has been published in accordance with Utah Code §10-3-711 and recorded in accordance with Utah Code §10-3-713 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: ___________________________________ Hannah Vickery, Senior City Attorney By: ___________________________________ Paul Nielson, Senior City Attorney May 27, 2021 Exhibit “A” Legal description of the property Tax ID No. 08-35-406-019-0000 BEG 296.7 FT W FR NE COR OF LOT 8, BLK 70, PLAT C, SLC SUR; W 67.95 FT; S 157 FT; E 67.95 FT; N 157 FT TO BEG. 5529-14595581-2297 Exhibit “B” Legal description of the property Tax ID No. 08-35-406-018-0000 BEG 296.7 FT W FR SE COR OF LOT 1, BLK 70, PLAT C, SLC SUR; W 67.95 FT; N 173 FT; E 67.95 FT; S 173 FT TO BEG. 5529-14596484-2069 1. CHRONOLOGY PROJECT CHRONOLOGY Petition: PLNPCM2018-0877- Nielsen Estates Zone Amendments October 2018 Petition received by Ashley Scarff in the Planning Division November 2018 Notice of the project was provided to community councils and organizations and to nearby property owners and residents December 2018 Project routed for department review April 2020 Petition transferred to Eric Daems in the Planning Division July 2019-Sept 2020 Project was on hold or going through various revisions as Applicant attempted to better coordinate development efforts with neighboring properties and to secure access from Hoyt Place, in accordance with City recommendations September 2020 Updated notifications were provided to Fairpark Community Council, other recognized community organizations, and nearby property owners October 2020- City Staff reviewed proposal and various alternatives presented March 2021 March 2021 Notice of public hearing sent to nearby property owners and residents March 24, 2021 Planning Commission reviewed the petition and conducted a public hearing. The Commission voted to send a positive recommendation to the City Council. 2. NOTICE OF CITY COUNCIL HEARING NOTICE OF PUBLIC HEARING The Salt Lake City Council is considering Petition PLNPCM2018-00877 Zoning Amendment- A request by Sattar Tabriz, representing property owner J&S Property Development LLC, is requesting a Zoning Map Amendment from R-1-5,000 and R-1-7,000 (Single-family Residential) to SR-3 (Special Development Pattern Residential) at 833 W Hoyt Place and 834 W 200 North. The applicant would like to rezone the properties for a future Planned Development that would include the preservation of the existing home and add six new single-family attached homes with access coming either from Hoyt Place (private street), or 200 North. However, the request is not tied to a specific development proposal at this time. As part of their study, the City Council is holding an advertised public hearing to receive comments regarding the petition. During this hearing, anyone desiring to address the City Council concerning this issue will be given an opportunity to speak. The Council may consider adopting the ordinance on the same night of the public hearing. The hearing will be held electronically: DATE: Date 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 Eric Daems at 385-226-3187 between the hours of 8:00 a.m. and 5:00 p.m., Monday through Friday or via e-mail at eric.daems@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 A. Hearing Notice PLANNING COMMISSION MEETING March 24, 2021, at 5 :30 p.m. This meeting will be an electronic meeting pursuant to Salt Lake City Emergency Proclamation No. 2 of 2020 (2)(b) A public hearing will be held on the following matter. Nielsen Estates Rezone 833 W Hoyt Place and 834 W 200 North -Sattar Tabriz, representing property owner J&S Property Development LLC, is requesting a Zoning Map Amendment from R-1-5,000 and R-1-7,000 (Single-family Residential) to SR-3 (Special Development Pattern Residential) at the above-listed addresses . The applicant would like to rezone the properties for a future Planned Development that would include the preservation of the existing home and add six new single-family attached homes . However, the request is not tied to a development proposal. Although the applicant has requested the property be rezoned all the way tq 200 North, consideration to have the property around the existing home remain zoned R- 1-7,000 may be given if access to the remainder of the property can be secured from Hoyt Place . The property is located within Council District 2, represented by Andrew Johnston . (Staff contact: Eric Daems at (385) 226-3187 or eric.daems@slcgov.com) Case Number: PLNPCM2018-00877 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: ' I • http://tiny.cc/slc-pc-032421 For instructions on how to use WebEx visit: www.slc.gov/planning/public-meetinqs For Planning Commission agendas, staff reports, and minutes, visit the Planning Division's website at sic. ov Ianni • ublic-meetin s. Staff Reports will be posted the Friday prior to the meeting and mini!t~f.i ill be posted two days after they are ratified, which usually occurs at the next regularlJ scheduled meeting of the Planning Commission . SALT LAKE CITY PLANNING DIVISION 451 S State Street -Room 406 Salt Lake City , UT 84114 -5480 PO BOX 145480 Current Occupant 842 WHOYTPL Salt Lake City, UT, 84116 :o T >r T eC i\i C fl :;..~ '7 -; := :..~-::.::~/"Jh./71 -,._ -,__ ' .:c . .,.,:: -~ ...,:. -,. .. ~,. -= . .: ,.~ __ ., .,,.,, El::+ i i E::±:3 fif-. FPPl~-': ......... .......... •• ~··""'•· ........ · _...,,il/ll 'l;ill -·"C#'.a,;,,:.,.,-:s.;r,--.c,,.-.,.,,,..... l!;ff t•t• ;f!. ~:~ii~ ,Hi!•~~~# jiirili! di ii~: ~,~-R~ d~ iilltri niTj~~ n·a 3. PLANNING COMMISSION 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: Eric Daems, AICP, Senior Planner, eric.daems@slcgov.com or 801-535-7236 Date: March 24, 2021 Re: PLNPCM2018-00877- Zoning Map Amendments 833 W Hoyt Pl. and 834 W 200 North Zoning Map Amendments PROPERTY ADDRESS: 833 West Hoyt Place and 834 W 200 North PARCEL ID’s: 08-35-406-019-0000 and 08-35-406-018-0000 MASTER PLAN: Northwest Community and North Temple Boulevard Plan ZONING DISTRICTS: R-1-5,000 and R-1-7,00 (Single-family Residential) REQUEST: Sattar Tabriz, representing property owner J&S Property Development LLC, is petitioning to amend the zoning map for two parcels they own. The proposal would rezone the single-family residential zoned properties located at approximately 833 W Hoyt Place (R-1-5,000) and 834 W 200 North (R-1-7,000) to SR-3 (Special Development Pattern Residential). The proposed rezone is intended for a future Planned Development to include a twin home and four single-family attached homes. RECOMMENDATION: Based on the information in this staff report, Planning Staff recommends that the Planning Commission forward a recommendation of approval to the City Council for the proposed zoning map amendment subject to: 1. Recording a development agreement for the protection of the single-family use and architecture of the existing home at 834 W 200 North (see Key Consideration 2). 2. Access to any future development on the property should be sought first from Hoyt Place (see Key Consideration 2). ATTACHMENTS: A. Vicinity Map B. Applicant Submittal and Information C. Property and Vicinity Photos D. Future Land Use Maps E. R-1-7,000 Zoning Standards F. R-1-5,000 Zoning Standards G. SR-3 Zoning Standards H. Analysis of Amendment Standards I. Department Review Comments J. Public Process and Comments 2 PROJECT DESCRIPTION AND BACKGROUND: This is a petition to rezone two parcels to SR-3. The first parcel is .24 acres at 833 W Hoyt Place and is currently zone R-1-5,000. The second is 834 W 200 North and is .28 acres and is zoned R-1-7,000. Both properties are located within the Northwest Community Master Plan as well as the North Temple Boulevard Plan areas. Currently, the only development on the property is a single-family home at 834 W 200 North. This project was first proposed in 2018 and included accompanying Subdivision and Planned Development applications. The proposal has been revised and delayed for more than two years as the property owner has attempted to work with surrounding property owners on unique development challenges for this and surrounding properties. One of the most unique challenges is that development potential accessed from Hoyt Place, which is a dead end, is limited to 30 homes or less without secondary fire access. The property owner adjacent to this project owns the majority of the land along Hoyt and would like to build a complimentary project to the one envisioned for this property. Although the projects would be complimentary, they would likely result in more than 30 homes being accessed from Hoyt. Other challenges include the desire for Proposed Rezone to SR-3 833 W Hoyt R-1-5,000 834 W 200 N R-1-7,000 Hoyt Place 200 North Current R-1-5,000 and R-1-7,000 Zoning SR-3 Hoyt Place 200 North Lot Line to be Moved Through Subdivision Home to Remain Area for Future Development Existing Home 3 the property owners to work together to share utilities, driveways, and easements, which could decrease development costs and better utilize developable area. Both property owners have attempted to work with each other and surrounding property owners to gain secondary access to the project and to agree to terms on sharing driveways or utilities. City Staff has encouraged the dialogue and believes that having the owners work together would result in a better project. That being said, the property owners have not been able to come to terms throughout the last two and a half years and the applicant for this rezone is ready to move the project forward independently if necessary. In order to do so, the property will need vehicular access to 200 North. The proposed rezone is not connected to a specific development proposal at this time, although it is anticipated the properties will be combined and a subdivision will be created for future development. Conceptual plans include the preservation of the existing single-family home at 834 W 200 North and the development of a twin home and four single-family homes to largely be located on 833 W Hoyt Place. Those plans also include a 20’ driveway to the west of the existing home that would serve the development to the northern property. Conceptual drawings have been included as part of the submittal in Attachment B of this report. Twin homes and attached single-family homes are not allowed uses in the R-1-5,000 or 7,000 zones. The SR-3 zone allows for both. Although, it is proposed that the single-family home would remain on the property at 834 W 200 North, that property would also need to include the access driveway for the proposed homes on the northern portion of the property. The zoning of property used for access to a land use, would need to also list that same use as a permitted use. For this reason, the applicant is proposing that both properties be rezoned to SR-3. Even though the applicant is pursuing SR-3 zoning for both properties and access from 200 North, he has expressed continued hope to reach an agreement for access from Hoyt. If an agreement is reached at some point, vehicular access to 200 North would be removed from development plans. With either scenario, pedestrian access would be provided from any new homes directly to 200 North. Conceptual Development: Viewed from Southwest 4 The SR-3 allows for similar scale development to the R-1-5,000 and R-1-7,000 zones while moderately increasing density potential due to smaller required lot areas and reduced yard setbacks. Tables comparing key standards and uses of the existing R-1-5,000 and R-1-7,000 zones and the proposed SR-3 zone have been included below. As shown in Attachment A, the properties immediately surrounding the site are almost entirely single- family, however there are adjacent properties on Hoyt Place which have yet to be developed. The neighboring properties along 200 North are zoned R-1-7,000, while those along Hoyt Place are zoned SR-3. The properties across 200 North to the south are zoned TSA-UN-T (Transit Station Area- Urban Neighborhood-Transitional) and currently have commercial uses. As currently zoned, only the R-1-5,000 property would support additional development. The construction of one additional home would be allowed by-right based on the lot width and size. Because the R-1-5,000 property (833 W Hoyt) is larger than 10,000 it would qualify for Planned Development consideration and additional single-family homes would be possible only through the Planned Development process. Key Use Comparisons Single-Family (detached) Single-Family (attached) Twin Homes Planned Development (minimum area) R-1-5,000 Permitted No No 10,000 sf R-1-7,000 Permitted No No 14,000 sf SR-3 Permitted Permitted Permitted 4,000 sf Key Zoning Standards Comparison Lot Area Max Height Front Yard Side Yard Corner Yard Rear Yard Lot Coverage R-1-5,000 5,000 sf 28’ or 20’ flat roof 20’ 8’ and 10’ 20’ 25’ 40% R-1-7,000 7,000 sf 28’ or 20’ flat roof 20’ 6’ and 10’ 20’ 25’ 40% SR-3 1,500 sf (attached) 2,000 sf (detached) 28’ or 20’ flat roof 10’ 4’ (detached) 10’ 15’ 60% detached 70% attached 5 As shown below, the property is located within a ¼ mile walking distance to the 800 West TRAX station. KEY CONSIDERATIONS: The key considerations for approval of the proposed zone amendment from R-1-5,000 and R-1-7,000 to SR-3 are: 1) Compatibility with City and neighborhood master plans 2) Potential impacts on adjacent properties Key Consideration #1: Compatibility with City and neighborhood master plans Plan Salt Lake: • Maintain neighborhood stability and character • Create a safe and convenient place for people to carry out their daily lives • Promote infill and redevelopment of underutilized land Walking Path to TRAX Station 6 • Balance preservation with flexibility for change and growth • Increase the number of medium density housing types and options • Enable moderate density increases within existing neighborhoods where appropriate • Make walking and cycling viable, safe, and convenient transportation options in all areas of the City • Having a public transit stop within ¼ mile of all residents • Minimize impact of car emissions The rezone is proposed in anticipation of a future Planned Development that will include the preservation of the existing home at 834 W 200 North and the construction of a twin home and four single-family attached homes largely on the property at 833 W Hoyt Place. To ensure the preservation of the single-family use and architecture of the existing home, Staff has recommended a development agreement be recorded. The property is in the interior portion of the block and is underutilized. Future use would remain single-family in nature but would result in a slight increase to the housing density of the area due to smaller required lot sizes and yard setbacks of the SR-3 zone. However, with similar bulk requirements for any new construction, future development would maintain the general character of the neighborhood. Primary vehicular access to the property has not yet been determined, but the applicant has indicated it is preferred from Hoyt Place. Regardless if vehicular access is from Hoyt or 200 North, a pedestrian sidewalk is planned leading from the new development to 200 North. This will provide a safe and more convenient walking path for the neighborhood and will give a more direct route to nearby businesses and public transit options. The properties are located with less than a ¼ mile walking path from a TRAX Station increasing the probability that residents will use it more often, thereby lowering car emissions. North Temple Boulevard Plan (800 West Station Stable Area): • Allow for greater residential densities where appropriate o Allow for appropriate residential development on undeveloped mid-block parcels The North Temple Boulevard Plan was adopted in 2010 and gives more current direction for areas located near the North Temple corridor. The subject property is considered part of the 800 West Station Stable Area. The vision for the 800 West Stable Area includes the desire for “Infill development such as twin homes and attached single-family dwellings, primarily in mid-block areas that are currently underdeveloped or under-utilized”. The proposed rezone would create the opportunity to accomplish this vision. As shown in Attachment D of this report, the future land use map in the plan indicates that parcels in the Stable Area are “areas where little change is expected or desired or where current zoning allows for desired land uses and intensities”. The proposed rezone would be a minor change that would allow this property to have uses and density more in line with surrounding SR-3 properties on Hoyt Place and to accomplish the other goals listed in the various master plans. Northwest Master Plan: • Encourage private [housing] development along Hoyt Place The Northwest Master Plan specifically identifies the midblock development potential along Hoyt Place. Currently, only the R-1- 5,000 parcel could be developed to meet that objective. One additional consideration is that due to requirements for fire access, a limited number of properties can be developed along Hoyt without a secondary access point. Based on current and future proposed 7 developments along Hoyt, this property could lose development rights altogether without a secondary access point. By rezoning the property to SR-3, the option remains open for the property to be accessed from 200 North and fulfills the objective to encourage housing along Hoyt Place. The future land use map in the Northwest Master Plan shows the property as low density residential, but immediately bordering medium density residential. The proposed SR-3 zone would allow single- family, single-family attached, and twin home dwellings. As such, the proposed rezone would be consistent with the future land use map. Key Consideration #2: Potential impacts on adjacent properties There are two main impacts to consider with a potential rezone of the property: • Would any new development be compatible with the scale of existing development? • Would extending the SR-3 to 200 North be appropriate for the desired development? There is need to balance the desire and need for new housing, allowing for moderate increases in density, and maintaining the character of the area with similar scale development. As shown in Attachment A, the property is surrounded by SR-3 along Hoyt and R-1-7,000 along 200 North. This rezone would allow the property to be developed more in character with existing and potential development on the block. The applicant has indicated their intention to preserve the home along 200 North, which would add to the compatibility of any new development. To ensure the preservation of the existing home, Staff is recommending that the single-family home on the property be preserved through a development agreement. The SR-3 zoning designation is typically intended for properties that are located within the interior portions of a block. Although many SR-3 zones follow that ideal, it is not uncommon for the zone to be extended to a major street. In at least seven cases throughout the city, the SR-3 extends to a major street (500 S., 300 W., 500 N., 400 N., 200 N., California Ave, and Cheyenne). In most cases, the purpose is to provide efficient access to what otherwise would be landlocked properties. This proposal includes for the SR-3 to extend through to 200 North. The reasoning is that vehicular access to the property has not yet been fully granted due to fire access requirements that consider development within the entirety of the center portion of the block and ongoing negotiations with neighboring property owners. If a driveway to the potential six homes were to be extended to 200 North, traffic impact to neighboring properties would increase, but not inappropriate with the character of the area. Either way, Staff is recommending that primary vehicular access continue to be sought from Hoyt Place as a first choice. DISCUSSION: With the current configuration and zoning designations, development potential of the property is limited. Allowing for an amendment to the Zoning Map would permit more efficient use of the land while maintaining compatibility with existing development. The intent of the North Temple Boulevard Plan and the Northwest Community Master Plan support the development of interior portions of city blocks with medium density housing, located near transit stations. Rezoning the property to SR-3 zone will help accomplish this intent. While at this time there are no official plans to redevelop the site, extending the SR-3 zone all the way between Hoyt Place and 200 North, across this property, will provide the most flexibility for access to the site in the future. 8 Permitting zoning that allows more dense residential dwellings in locations which support transit reduces the overall cost of living by lowering transportation costs. Allowing opportunity for additional residential dwellings in areas which are supported by transit also increases the potential number of affordable residential units in the area. Finally, the proposed amendments to the Zoning Map meet the intent of the purpose of the SR-3 Zoning District. The intent of the SR-3 district is to provide “safe and comfortable places to live and play, promote sustainable and compatible development patterns, and to preserve the existing character of the neighborhood” for development within the interior portions of city blocks. A rezone of the subject properties to SR-3 is fitting to continue these objectives, as well as the goals of the community. NEXT STEPS: A recommendation of approval or denial by the Planning Commission will result in the proposed Zoning Map amendment being sent to the City Council for a final decision. Approval of Zone Amendment If the proposed zone amendments are approved, the applicant will be permitted to build or operate any use allowed in the SR-3 zone, including applying for a Planned Development for the six conceptual units envisioned for this site. A list of uses allowed in the zone is included in this report as Attachment G. The developer will need to comply with any imposed conditions, obtain a building permit or business license for any new development or new business, and will need to comply with all applicable zoning standards. Denial of Zone Amendment If the proposed Zoning Map amendments are denied, the properties will remain zoned R-1-5,000 and R-1-7,000 (single-family residential) respectively. The R-1-5,000 parcel would still be eligible for a Planned Development but would be limited to single-family homes. The R-1-7,000 parcel would be too small for additional development, but the existing single-family home could remain. 9 ATTACHMENT A – VICINITY MAP 10 ATTACHMENT B – APPLICANT SUBMITAL & INFORMATION E ////[][][][][][][][][][] ////////////////////////////////////////////////////////////////////////////////////////////////////[]////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////173.03269.846 70.697173.04814.0298.898 E ////[][][][][][][][][][] ////////////////////////////////////////////////////////////////////////////////////////////////////[]////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////112.07160.978112.057173.048173.03270.697 143.00268.050157.0269.013 8.899 74.988Planning Engineering Surveying REVISIONS CHECKED BY: DRAWN BY: DESIGN BY: DATE: Salt Lake City, Utah 84101231 W 800 South Suite A SHEET02/18/2021 AMD FILENAME: O:\Mogharrab, Jeff\833 HOYT PL\Design\2020 06 01 Hoyt-Site Plan_Attached Single Family.dwg TAB: A-001 PLOT DATE AND TIME: 2/18/2021 11:46 AM Ward Engineering Group DO NOT SCALE THIS DRAWING. DRAWING IS REDUCED IF LESS THAN 22-in x 34-in - DIMENSIONS AND NOTES TAKE PRECEDENCE AMD SNT NIELSEN ESTATES SUBDIVISION 833 WEST HOYT PLACE, SLC, UT 834 WEST 200 NORTH, SLC, UTJOB No: DWG: CLIENT: PH: 801 . 487 . 8040 FX: 801 . 487 . 8668 J&S PROPERTY DEVELOPMENT LLC LEGEND200 NORTH HOYT PL ZONE R-1-7000ZONE SR-3ZONE R-1-5000EXISTING ZONING200 NORTH HOYT PL PROPOSED ZONING1/ 16" = 1' 0"1/ 16" = 1' 0"833W HOYTPLACE834W 200 N PARCEL ID08-35-406-018-0000PARCEL ID 08-35-406-019-0000833W HOYTPLACE834W 200 NEXISTING LOT LINE BETWEENPARCEL ID 08-35-406-018-0000 ANDPARCEL ID 08-35-406-019-0000PROPOSED LOT LINEBETWEEN PARCEL IN ZONE R-1-700AND PARCEL IN ZONE AND SR-3PARCEL ID 08-35-406-018-0000 IN ZONER-1-7000 (TO MAINTAIN EXISTING ZONING)PARCEL ID 08-35-406-019-0000 IN ZONER-1-5000 (TO BE REZONED INTO SR3)2020 06 01 Hoyt-Site Plan_Attached Single FamilyA-001ZONING PLANSREZONING TO ZONE SR-3825W HOYTPLACEPARCEL ID 08-35-406-022-0000PORTION OF NEIGHBORINGPARCEL TO BE PURCHASEDFOR DEVELOPMENTPARCEL ID 08-35-406-022-0000 IN ZONESR-3 (TO BE PURCHASED ANDMAINTAIN SR-3 ZONE) Planning Engineering SurveyingREVISIONSCHECKED BY:DRAWN BY:DESIGN BY:DATE:Salt Lake City, Utah 84101231 W 800 South Suite ASHEET 03/17/2020AMDFILENAME: O:\Mogharrab, Jeff\833 HOYT PL\Design\ZONING EXHIBIT.dwg TAB: ZONING EXHIBIT-A-101A PLOT DATE AND TIME: 6/10/2020 11:37 AMWard Engineering GroupDO NOT SCALE THIS DRAWING. DRAWING IS REDUCED IF LESSTHAN 22-in x 34-in - DIMENSIONS AND NOTES TAKE PRECEDENCEAMDSNTNIELSEN ESTATES SUBDIVISION833 WEST HOYT PLACE, SLC, UT834 WEST 200 NORTH, SLC, UTJOB No:DWG:CLIENT:PH: 801 . 487 . 8040FX: 801 . 487 . 8668J&S PROPERTY DEVELOPMENT LLCA-101A ZONING EXHIBITPROJECT LOCATION 200 NORTH300 NORTH900 WEST HOYT PLACE900 WEST NOTE: THIS MAP IS COPIED FROM SLC ZONING MAP WME[][][][][][][][][][][]Ex GASEx 12 W XXXXXXXX212 N 833 W216 N 833 W230 N 833 W234 N 833 W SIDE WALK2517 SF2177 SF2517 SF 2177 SFHOYT PLACE200 N2 CAR GARAGE SINGLE CAR GARAGE 13'X23'212 N 833 W 2606 SF SINGLE CAR GARAGE SINGLE CAR GARAGE 13'X23'13'X23'13'X23' SINGLE CAR GARAGE 13'X23' SINGLE CAR GARAGE 10.0'216 N 833 W 2718 SF SINGLE CAR GARAGE 13'X23'10.0'16.6'6.0'1.0'2.4'3.3' 9.0'3.0'TYP.2.5'TYP.2.5'8.6'7.0'20.0'16.9'25.9'4.4'1.0'1.0'10.0'18.0'6.7'12.0'10.0'TYP.9.0'TYP.21.0'TYP.3.0'10.0'10.0'15.1'152.0'FIRELANE12.0'XXXXXXXXXXXXXXXXXXXXXXXXXXXXX8.6'6.0'10.1'9.0'R9.5'R9.5'R1.5'R9.5'R1.5'12.0'34.8°'145.8°'R10.1'R10.0'R14.0'2.5'2.5'Planning Engineering SurveyingREVISIONSCHECKED BY:DRAWN BY:DESIGN BY:DATE:Salt Lake City, Utah 84101231 W 800 South Suite ASHEET 03/17/2020AMDFILENAME: O:\Mogharrab, Jeff\833 HOYT PL\Design\2020 06 01 Hoyt-Site Plan_Attached Single Family.dwg TAB: FENCING PLAN PLOT DATE AND TIME: 7/8/2020 4:52 PMWard Engineering GroupDO NOT SCALE THIS DRAWING. DRAWING IS REDUCED IF LESSTHAN 22-in x 34-in - DIMENSIONS AND NOTES TAKE PRECEDENCEAMDSNTNIELSEN ESTATES SUBDIVISION833 WEST HOYT PLACE, SLC, UT834 WEST 200 NORTH, SLC, UTJOB No:DWG:CLIENT:PH: 801 . 487 . 8040FX: 801 . 487 . 8668J&S PROPERTY DEVELOPMENT LLCPROPOSED FENCING PLAN 1/ 16" = 1' 0" 3'6" FT TALL FENCE NOTE: ALL FENCES ARE 6 FT UNLESS OTHERWISE NOTED. 3'6" FENCE 6'0" FT TALL FENCE X X 2020 06 01 Hoyt-SitePlan_Attached Single FamilyA-004 FENCING PLANLEGEND EXISTING 3'6" FENCE 3'6" FENCE 3'6" FENCE X X WMSWMSEXXXX X //// [][][][][][][][][][]//////////////////////////////////////////////////////////////////////////////////////// //// ////////HYDSSSSWMXXXXXXX[]6 W 6 W 6 W 6 W [][][][][]XXXX[][][]XXXXXXX[]XXXXXXXXXXXXXXXXXXX XXXXXXXXXXXXX X X X X X [][][]XXXXXXXXXXXXXXX8 SS 8 SS 8 SS 8 SS 8 SS 8 SS 8 SS 8 SS GASGASXXXXXXXXOHPOHPOHPOHPX X XOHPOHPOHPCOMMCOMMCOMMXXXXX////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////XXXX////////////////////////////////////////////////////////////////////X XXXX XXX N 0°01'42" W 157.03' N 0°01'42" W 157.03'12 W 12 W 12 W 12 W 12 W 12 W 12 W 12 W 12 W 12 W 12 W 12 W 12 W 12 W 12 W 12 W 12 W 12 W GASGASGASGASGASGASGASN 89°58'09" E 70.70'N 0°18'37" W 173.03' N 0°35'35" E 173.05'N 89°58'09" E 70.70'N 89°58'09" E 70.70'33.00'33.00'48.30' DEED52.00' OCC47.00' DEED46.13' OCC191.40' DEED192.78' OCC49.50' DEED49.50' OCC41.25' DEED44.50' OCC41.25' DEED39.30' OCC40.00' DEED38.60' OCC40.85' DEED42.73' OCC37.50' DEED40.40' OCC45.00' DEED47.55' OCC67.95' DEEDOHP OHP COMM GASGASGASGAS GASGAS6 W 6 W 6 W 6 W 6 W Ex W N 89°58'09" E1.88'N 89°58'09" E0.85'//////////////////////////////////////////////////////// //////////// //////// ////////////////////No. DATE BY REVISION REVISIONS ALTA/NSPS LAND TITLE SURVEY : O:\Mogharrab, Jeff\833 HOYT PL\survey\ACAD\base.dwg Jun 04, 2019 - 9:17pm Ward Engineering Group Salt Lake City, Utah 84101 231 West 800 South fax (801) 487-8668 tel (801) 487-8040 www.wardeg.com 1.NO TITLE COMMITMENT WAS SUPPLIED TO THE SURVEYOR AT THETIME OF THE SURVEY.2.THIS MAP IN NOT PROOF OF OWNERSHIP.3.THIS MAP MAKES NO ASSUMPTIONS AS TO ANY UNWRITTEN RIGHTSTHAT MAY EXIST BY AND BETWEEN THE ADJOINING LAND OWNERS.4.COURSES AND DISTANCES SHOWN ON THIS MAP ARE MEASUREDDIMENSIONS TAKEN FROM ACTUAL FIELD MEASUREMENTS, UNLESSCONTAINED WITHIN PARENTHESIS INDICATING A RECORD COURSEOR DISTANCE. RECORD INFORMATION IS TAKEN FROM MAPS,PLATS, DEEDS OF RECORD, OR OTHER SOURCES OF RECORDINFORMATION.I, SATTAR N. TABRIZ A PROFESSIONAL LAND SURVEYOR HOLDING LICENSE NUMBER 155100, INACCORDANCE WITH THE LAWS OF THE STATE OF UTAH HEREBY CERTIFY THAT I HAVE MADE ASURVEY OF THE HEREON DESCRIBED TRACT OF LAND AND THIS PLAT IS A TRUE AND ACCURATEREPRESENTATION OF SAID SURVEY.SATTAR N. TABRIZ, PLS.UTAH LICENSE NO.: 155100DATE:HEREIN.TAX ID: 08-35-406-018 (ENTRY 6423197)BEGINNING AT A POINT 296.7 FEET WEST FROM THE SOUTHEASTCORNER OF LOT 1, BLOCK 70, PLAT "C", SALT LAKE CITY SURVEY, ANDRUNNING THENCE WEST 67.95 FEET; THENCE NORTH 173.0 FEET;THENCE EAST 67.95 FEET; THENCE SOUTH 173.0 FEET TO THE POINTOF BEGINNING.TAX ID: 08-35-406-019 (ENTRY 6091829)BEGINNING AT A POINT 296.7 FEET WEST AND 173.0 FEET NORTHFROM THE SOUTHEAST CORNER OF LOT 1, BLOCK 70, PLAT "C", SALTLAKE CITY SURVEY; AND RUNNING THENCE WEST 67.95 FEET;THENCE NORTH 157.0 FEET; THENCE EAST 67.95 FEET; THENCESOUTH 157.0 FEET TO THE POINT OF BEGINNING.AS SURVEYED:BEGINNING AT A POINT ON THE NORTH LINE OF 200 NORTH STREETRIGHT OF WAY LINE, SAID POINT BEING 286.99 FEET SOUTH 89°58'09"WEST FROM THE SOUTHEAST CORNER OF LOT 1, BLOCK 70, PLAT "C",SALT LAKE CITY SURVEY; AND RUNNING THENCE ALONG SAID NORTHRIGHT OF WAY LINE SOUTH 89°58'09" WEST 70.70 FEET TO A FENCELINE THENCE NORTH 0°35'35" EAST 173.05 FEET ALONG SAID FENCELINE, AND THE PROJECTION THEREOF. THENCE SOUTH 89°58'09"WEST 1.88 FEET; THENCE NORTH 0°01'42" WEST 157.03 FEET TO APOINT ON THE SOUTH LINE OF HOYT PLACE RIGHT OF WAY; THENCENORTH 89°58'09" EAST 70.70 FEET ALONG SAID RIGHT OF WAY LINE;THENCE SOUTH 0°01'42" EAST 157.03 FEET; THENCE SOUTH 89°58'09"WEST 0.85 FEET TO A FENCE LINE; THENCE SOUTH 0°18'37" EAST173.03 FEET ALONG SAID FENCE LINE, AND PROJECTION THEREOF TOTHE POINT OF BEGINNING.CONTAINS: 23,098 SQUARE FEET OR 0.53 ACRESScale 1" = 30'300306090XXXOHPHYDWMBOUNDARY LINECENTERLINERIGHT OF WAYLOT LINEDEED LINERADIAL LINEFENCE LINE (CHAINLINK)CONCRETEOVERHEAD POWER LINEMONUMENTLEAD PLUGBOUNDARY CORNERPOWER POLELIGHT POLEFIRE HYDRANTWATER VALVEWATER METER////////////////////////////////////////ASPHALTSEWER CLEANOUTGAS METERPOWER METERCOETHIS SURVEY WAS PREPARED AT THE REQUEST OF THE PROPERTYOWNER FOR THE PURPOSE OF RETRACING THE BOUNDS OF THEPROPERTY AS SHOWN HEREON.ALTA/NSPS LAND TITLE SURVEYMICHAEL P NIELSENTAX ID 08-35-406-019ENTRY 6091829MICHAEL P NIELSEN,TAX ID 08-35-406-018ENTRY 6423197795 WASATCHPROPERTIES, LLCTAX ID 08-35-406-022ENTRY 11934317960 W, LCTAX ID 08-35-406-023ENTRY 128662154SARA PARKERTAX ID 08-35-406-015ENTRY 11400559HARVEY WILSONTAX ID 08-35-406-008ENTRY 10623035SHEDEXBLDGTREECANOPYTREECANOPYSHEDCONCPADPORCHGATECONCWALKSIDEWALKDRIVEWAYFOUND BRASS MONUMENTAT THE INTERSECTION OF 200 NORTH& 800 WEST STREETSFOUND BRASS MONUMENTAT THE INTERSECTION OF 300 NORTH & 800 WEST STREETSFOUND BAR AND CAP"CORNERSTONE LANDSURVEY 7600"FOUND HUBWITH LATHE"PROP AT ALLEY"T-POSTT-POSTT-POSTT-POSTT-POSTT-POSTT-POSTCHAINLINKFENCECHAINLINKFENCECHAINLINKFENCECHAINLINKFENCECHAINLINKFENCECHAINLINKFENCEWOODFENCEWOODFENCECHAINLINKFENCECHAINLINKFENCEALFONSO ULIBARRITAX ID 08-35-406-014ENTRY 12314859ARMANDO MIRANDATAX ID 08-35-406-013ENTRY 11674110RODNEY SABINO TAX ID 08-35-406-012ENTRY 10181161MIKE ORTHNERTAX ID 08-35-426-003ENTRY 12828512MATTHEW C BUNDERSONTAX ID 08-35-426-020ENTRY 12786049THOMAS E. DEVROOMTAX ID 08-35-426-019ENTRY 8159935DEAN A TRUJILLOTAX ID 08-35-426-021ENTRY 12591226JOHN G STORRSTAX ID 08-35-426-016ENTRY 8724575NORTHEAST CORNERLOT 1, BLOCK 70L O T 2B L O C K 7 0 , P L A T "C " , P L A T 8 S A L T L A K E C I T Y S U R V E YL O T 3B L O C K 7 0 , P L A T "C " , P L A T 8 S A L T L A K E C I T Y S U R V E YL O T 4B L O C K 70, P L A T "C" , P L A T 8S A L T L A K E C I T Y S U R V E YL O T 1B L O C K 7 0 , P L A T "C " , P L A T 8 S A L T L A K E C I T Y S U R V E YL O T 8B L O C K 7 0 , P L A T "C " , P L A T 8 S A L T L A K E C I T Y S U R V E YL O T 7B L O C K 70, P L A T "C" , P L A T 8S A L T L A K E C I T Y S U R V E YSOUTHEAST CORNERLOT 1, BLOCK 70NORTHEAST CORNERLOT 8, BLOCK 7067.94'64.00'64.00'63.96'MONUMENT (NOT FOUND)CALCULATED POSITIONFOUND BRASS MONUMENTAT THE INTERSECTION OF 200NORTH & 1000 WEST STREETS68.00'63.96'FOUND BRASS MONUMENTAT THE INTERSECTION OF 300 NORTH& 900 WEST STREETS68.00'67.96'PETER LASUOTAX ID 08-35-406-011ENTRY 11691901DAVID EYER DAVISTAX ID 08-35-406-010ENTRY 12327111CUONG TAT NGUYENTAX ID 08-35-406-009ENTRY 12445169STEVEN WALKERTAX ID 08-35-406-020ENTRY 11597969NORTHWEST CORNERLOT 2, BLOCK 70NORTHWEST CORNERLOT 3, BLOCK 70ARAM NASRTAX ID 08-35-406-021ENTRY 10772332AMBER SUE MASONTAX ID 08-35-406-006ENTRY 12664226HARVEY &LEOLA WILSONFAMILY TRUSTTAX ID 08-35-406-007ENTRY 10623034MIKE ORTHNERTAX ID 08-35-426-002ENTRY 12828512COMMCOMMUNICATION LINEGASNATURAL GAS LINEEx W WATER LINEEx SS SEWER LINEPREL IM INARYDRAFT COPY WMSWMSEXXXX X //// [][][][][][][][][][]//////////////////////////////////////////////////////////////////////////////////////// //// ////////HYDSSSSWMXXXXXXX[]6 W 6 W 6 W 6 W [][][][][]XXXX[][][]XXXXXXX[]XXXXXXXXXXXXXXXXXXX XXXXXXXXXXXXX X X X X X [][][]XXXXXXXXXXXXXXX8 SS 8 SS 8 SS 8 SS 8 SS 8 SS 8 SS 8 SS GASGASXXXXXXXXOHPOHPOHPOHPX X XOHPOHPOHPCOMMCOMMCOMMXXXXX////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////XXXX////////////////////////////////////////////////////////////////////X XXXX XXX12 W 12 W 12 W 12 W 12 W 12 W 12 W 12 W 12 W 12 W 12 W 12 W 12 W 12 W 12 W 12 W 12 W 12 W GASGASGASGASGASGASGASN 89°58'09" E 68.05'N 0°18'37" W 173.03' N 0°35'35" E 173.05'N 89°58'09" E 70.70'N 89°58'09" E 77.83'33.00'33.00'48.30' DEED52.00' OCC47.00' DEED46.13' OCC191.40' DEED192.78' OCC49.50' DEED49.50' OCC41.25' DEED44.50' OCC41.25' DEED39.30' OCC40.00' DEED38.60' OCC40.85' DEED42.73' OCC37.50' DEED40.40' OCC45.00' DEED47.55' OCC67.95' DEEDOHP OHP COMM GASGASGASGAS GASGAS6 W 6 W 6 W 6 W 6 W Ex W N 89°58'09" E9.01'//////////////////////// //////////////////////////// ////////////////////////////////////////////No. DATE BY REVISION REVISIONS ALTA/NSPS LAND TITLE SURVEY : O:\Mogharrab, Jeff\833 HOYT PL\survey\ACAD\base.dwg Apr 24, 2020 - 1:29pm Ward Engineering Group Salt Lake City, Utah 84101 231 West 800 South fax (801) 487-8668 tel (801) 487-8040 www.wardeg.com 1.NO TITLE COMMITMENT WAS SUPPLIED TO THE SURVEYOR AT THETIME OF THE SURVEY.2.THIS MAP IN NOT PROOF OF OWNERSHIP.3.THIS MAP MAKES NO ASSUMPTIONS AS TO ANY UNWRITTEN RIGHTSTHAT MAY EXIST BY AND BETWEEN THE ADJOINING LAND OWNERS.4.COURSES AND DISTANCES SHOWN ON THIS MAP ARE MEASUREDDIMENSIONS TAKEN FROM ACTUAL FIELD MEASUREMENTS, UNLESSCONTAINED WITHIN PARENTHESIS INDICATING A RECORD COURSEOR DISTANCE. RECORD INFORMATION IS TAKEN FROM MAPS,PLATS, DEEDS OF RECORD, OR OTHER SOURCES OF RECORDINFORMATION.I, SATTAR N. TABRIZ A PROFESSIONAL LAND SURVEYOR HOLDING LICENSE NUMBER 155100, INACCORDANCE WITH THE LAWS OF THE STATE OF UTAH HEREBY CERTIFY THAT I HAVE MADE ASURVEY OF THE HEREON DESCRIBED TRACT OF LAND AND THIS PLAT IS A TRUE AND ACCURATEREPRESENTATION OF SAID SURVEY.SATTAR N. TABRIZ, PLS.UTAH LICENSE NO.: 155100DATE:HEREIN.TAX ID: 08-35-406-018 (ENTRY 6423197)BEGINNING AT A POINT 296.7 FEET WEST FROM THE SOUTHEASTCORNER OF LOT 1, BLOCK 70, PLAT "C", SALT LAKE CITY SURVEY, ANDRUNNING THENCE WEST 67.95 FEET; THENCE NORTH 173.0 FEET;THENCE EAST 67.95 FEET; THENCE SOUTH 173.0 FEET TO THE POINTOF BEGINNING.TAX ID: 08-35-406-019 (ENTRY 6091829)BEGINNING AT A POINT 296.7 FEET WEST AND 173.0 FEET NORTHFROM THE SOUTHEAST CORNER OF LOT 1, BLOCK 70, PLAT "C", SALTLAKE CITY SURVEY; AND RUNNING THENCE WEST 67.95 FEET;THENCE NORTH 157.0 FEET; THENCE EAST 67.95 FEET; THENCESOUTH 157.0 FEET TO THE POINT OF BEGINNING.AS SURVEYED:BEGINNING AT A POINT ON THE NORTH LINE OF 200 NORTH STREETRIGHT OF WAY LINE, SAID POINT BEING 286.99 FEET SOUTH 89°58'09"WEST FROM THE SOUTHEAST CORNER OF LOT 1, BLOCK 70, PLAT "C",SALT LAKE CITY SURVEY; AND RUNNING THENCE ALONG SAID NORTHRIGHT OF WAY LINE SOUTH 89°58'09" WEST 70.70 FEET TO A FENCELINE THENCE NORTH 0°35'35" EAST 173.05 FEET ALONG SAID FENCELINE, AND THE PROJECTION THEREOF. THENCE SOUTH 89°58'09"WEST 1.88 FEET; THENCE NORTH 0°01'42" WEST 157.03 FEET TO APOINT ON THE SOUTH LINE OF HOYT PLACE RIGHT OF WAY; THENCENORTH 89°58'09" EAST 70.70 FEET ALONG SAID RIGHT OF WAY LINE;THENCE SOUTH 0°01'42" EAST 157.03 FEET; THENCE SOUTH 89°58'09"WEST 0.85 FEET TO A FENCE LINE; THENCE SOUTH 0°18'37" EAST173.03 FEET ALONG SAID FENCE LINE, AND PROJECTION THEREOF TOTHE POINT OF BEGINNING.CONTAINS: 23,098 SQUARE FEET OR 0.53 ACRESScale 1" = 30'300306090XXXOHPHYDWMBOUNDARY LINECENTERLINERIGHT OF WAYLOT LINEDEED LINERADIAL LINEFENCE LINE (CHAINLINK)CONCRETEOVERHEAD POWER LINEMONUMENTLEAD PLUGBOUNDARY CORNERPOWER POLELIGHT POLEFIRE HYDRANTWATER VALVEWATER METER////////////////////////////////////////ASPHALTSEWER CLEANOUTGAS METERPOWER METERCOETHIS SURVEY WAS PREPARED AT THE REQUEST OF THE PROPERTYOWNER FOR THE PURPOSE OF RETRACING THE BOUNDS OF THEPROPERTY AS SHOWN HEREON.ALTA/NSPS LAND TITLE SURVEYMICHAEL P NIELSENTAX ID 08-35-406-019ENTRY 6091829MICHAEL P NIELSEN,TAX ID 08-35-406-018ENTRY 6423197795 WASATCHPROPERTIES, LLCTAX ID 08-35-406-022ENTRY 11934317960 W, LCTAX ID 08-35-406-023ENTRY 128662154SARA PARKERTAX ID 08-35-406-015ENTRY 11400559HARVEY WILSONTAX ID 08-35-406-008ENTRY 10623035SHEDEXBLDGTREECANOPYTREECANOPYSHEDCONCPADPORCHGATECONCWALKSIDEWALKDRIVEWAYFOUND BRASS MONUMENTAT THE INTERSECTION OF 200 NORTH& 800 WEST STREETSFOUND BRASS MONUMENTAT THE INTERSECTION OF 300 NORTH & 800 WEST STREETSFOUND BAR AND CAP"CORNERSTONE LANDSURVEY 7600"FOUND HUBWITH LATHE"PROP AT ALLEY"T-POSTT-POSTT-POSTT-POSTT-POSTT-POSTT-POSTCHAINLINKFENCECHAINLINKFENCECHAINLINKFENCECHAINLINKFENCECHAINLINKFENCECHAINLINKFENCEWOODFENCEWOODFENCECHAINLINKFENCECHAINLINKFENCEALFONSO ULIBARRITAX ID 08-35-406-014ENTRY 12314859ARMANDO MIRANDATAX ID 08-35-406-013ENTRY 11674110RODNEY SABINO TAX ID 08-35-406-012ENTRY 10181161MIKE ORTHNERTAX ID 08-35-426-003ENTRY 12828512MATTHEW C BUNDERSONTAX ID 08-35-426-020ENTRY 12786049THOMAS E. DEVROOMTAX ID 08-35-426-019ENTRY 8159935DEAN A TRUJILLOTAX ID 08-35-426-021ENTRY 12591226JOHN G STORRSTAX ID 08-35-426-016ENTRY 8724575NORTHEAST CORNERLOT 1, BLOCK 70L O T 2B L O C K 7 0 , P L A T "C " , P L A T 8 S A L T L A K E C I T Y S U R V E YL O T 3B L O C K 7 0 , P L A T "C " , P L A T 8 S A L T L A K E C I T Y S U R V E YL O T 4B L O C K 70, P L A T "C" , P L A T 8S A L T L A K E C I T Y S U R V E YL O T 1B L O C K 7 0 , P L A T "C " , P L A T 8 S A L T L A K E C I T Y S U R V E YL O T 8B L O C K 7 0 , P L A T "C " , P L A T 8 S A L T L A K E C I T Y S U R V E YL O T 7B L O C K 70, P L A T "C" , P L A T 8S A L T L A K E C I T Y S U R V E YSOUTHEAST CORNERLOT 1, BLOCK 70NORTHEAST CORNERLOT 8, BLOCK 7067.94'64.00'64.00'63.96'MONUMENT (NOT FOUND)CALCULATED POSITIONFOUND BRASS MONUMENTAT THE INTERSECTION OF 200NORTH & 1000 WEST STREETS68.00'63.96'FOUND BRASS MONUMENTAT THE INTERSECTION OF 300 NORTH& 900 WEST STREETS68.00'67.96'PETER LASUOTAX ID 08-35-406-011ENTRY 11691901DAVID EYER DAVISTAX ID 08-35-406-010ENTRY 12327111CUONG TAT NGUYENTAX ID 08-35-406-009ENTRY 12445169STEVEN WALKERTAX ID 08-35-406-020ENTRY 11597969NORTHWEST CORNERLOT 2, BLOCK 70NORTHWEST CORNERLOT 3, BLOCK 70ARAM NASRTAX ID 08-35-406-021ENTRY 10772332AMBER SUE MASONTAX ID 08-35-406-006ENTRY 12664226HARVEY &LEOLA WILSONFAMILY TRUSTTAX ID 08-35-406-007ENTRY 10623034MIKE ORTHNERTAX ID 08-35-426-002ENTRY 12828512COMMCOMMUNICATION LINEGASNATURAL GAS LINEEx W WATER LINEEx SS SEWER LINECHAINLINKFENCECHAINLINKFENCEFENCECHAINLINKFENCECHAINLINKFENCECHAINLINKFENCECONCRETECURBCHAINLINKFENCE10' WIDE RIGHTOF WAYDEED LINEDEED LINEDEED LINE Planning Engineering Surveying REVISIONS CHECKED BY: DRAWN BY: DESIGN BY: DATE: Salt Lake City, Utah 84101231 W 800 South Suite A SHEET03/17/2020 AMD FILENAME: O:\Mogharrab, Jeff\833 HOYT PL\Design\Exhibits\Architectural Renderings.dwg TAB: A-200 PLOT DATE AND TIME: 7/10/2020 1:18 PM Ward Engineering Group DO NOT SCALE THIS DRAWING. DRAWING IS REDUCED IF LESS THAN 22-in x 34-in - DIMENSIONS AND NOTES TAKE PRECEDENCE AMD SNT NIELSEN ESTATES SUBDIVISION 833 WEST HOYT PLACE, SLC, UT 834 WEST 200 NORTH, SLC, UTCALL BEFORE YOU DIG.(TOLL-FREE)1-800-662-4111208-2100(SALT LAKE METRO)148 EAST 13200 SOUTHPO BOX 1517DRAPER, UTAH 84020-1517IT'S FREE &IT'S THE LAWJOB No: DWG: CLIENT: PH: 801 . 487 . 8040 FX: 801 . 487 . 8668 J&S PROPERTY DEVELOPMENT LLC Architectural Renderings A-901BUILDING RENDERINGSINDIVIDUAL FRONT AXONINDIVIDUAL BACK AXONNORTHWEST VIEW Planning Engineering Surveying REVISIONS CHECKED BY: DRAWN BY: DESIGN BY: DATE: Salt Lake City, Utah 84101231 W 800 South Suite A SHEET03/17/2020 AMD FILENAME: O:\Mogharrab, Jeff\833 HOYT PL\Design\Exhibits\Architectural Renderings.dwg TAB: A-200 (2) PLOT DATE AND TIME: 7/10/2020 1:18 PM Ward Engineering Group DO NOT SCALE THIS DRAWING. DRAWING IS REDUCED IF LESS THAN 22-in x 34-in - DIMENSIONS AND NOTES TAKE PRECEDENCE AMD SNT NIELSEN ESTATES SUBDIVISION 833 WEST HOYT PLACE, SLC, UT 834 WEST 200 NORTH, SLC, UTCALL BEFORE YOU DIG.(TOLL-FREE)1-800-662-4111208-2100(SALT LAKE METRO)148 EAST 13200 SOUTHPO BOX 1517DRAPER, UTAH 84020-1517IT'S FREE &IT'S THE LAWJOB No: DWG: CLIENT: PH: 801 . 487 . 8040 FX: 801 . 487 . 8668 J&S PROPERTY DEVELOPMENT LLC Architectural Renderings A-902BUILDING RENDERINGSNORTHEAST VIEWSOUTHWEST VIEW Planning Engineering Surveying REVISIONS CHECKED BY: DRAWN BY: DESIGN BY: DATE: Salt Lake City, Utah 84101231 W 800 South Suite A SHEET03/17/2020 AMD FILENAME: O:\Mogharrab, Jeff\833 HOYT PL\Design\Exhibits\Architectural Renderings.dwg TAB: A-200 (3) PLOT DATE AND TIME: 7/10/2020 1:17 PM Ward Engineering Group DO NOT SCALE THIS DRAWING. DRAWING IS REDUCED IF LESS THAN 22-in x 34-in - DIMENSIONS AND NOTES TAKE PRECEDENCE AMD SNT NIELSEN ESTATES SUBDIVISION 833 WEST HOYT PLACE, SLC, UT 834 WEST 200 NORTH, SLC, UTCALL BEFORE YOU DIG.(TOLL-FREE)1-800-662-4111208-2100(SALT LAKE METRO)148 EAST 13200 SOUTHPO BOX 1517DRAPER, UTAH 84020-1517IT'S FREE &IT'S THE LAWJOB No: DWG: CLIENT: PH: 801 . 487 . 8040 FX: 801 . 487 . 8668 J&S PROPERTY DEVELOPMENT LLC Architectural Renderings A-903BUILDING RENDERINGSWEST VIEW 11 ATTACHMENT C – PROPERTY AND VICINITY PHOTOS Looking North Towards 834 W 200 N Looking South Towards 833 W Hoyt Place 12 ATTACHMENT D – FUTURE LAND USE MAPS North Temple Boulevard Plan Future Land Use Map 13 Northwest Community Plan Future Land Use Map 14 ATTACHMENT E – R-1-7,000 ZONING STANDARDS 21A.24.060: R-1/7,000 SINGLE-FAMILY RESIDENTIAL DISTRICT: A. Purpose Statement: The purpose of the R-1/7,000 Single-Family Residential District is to provide for conventional single-family residential neighborhoods with lots not less than seven thousand (7,000) square feet in size. This district is appropriate in areas of the City as identified in the applicable community Master Plan. Uses are intended to be compatible with the existing scale and intensity of the neighborhood. The standards for the district are intended to provide for safe and comfortable places to live and play, promote sustainable and compatible development patterns and to preserve the existing character of the neighborhood. B. Uses: Uses in the R-1/7,000 Single-Family Residential District, as specified in section 21A.33.020, "Table Of Permitted And Conditional Uses For Residential Districts", of this title, are permitted subject to the general provisions set forth in section 21A.24.010 of this chapter and this section. C. Minimum Lot Area And Lot Width: The minimum lot areas and lot widths required in this district are as follows: Land Use Minimum Lot Area Minimum Lot Width Municipal service uses, including City utility uses and police and fire stations No minimum No minimum Natural open space and conservation areas, public and private No minimum No minimum Places of worship less than 4 acres in size 12,000 square feet 80 feet Public pedestrian pathways, trails and greenways No minimum No minimum Public/private utility transmission wires, lines, pipes and poles No minimum No minimum Single-family detached dwellings 7,000 square feet 50 feet Utility substations and buildings 7,000 square feet 50 feet Other permitted or conditional uses as listed in section 21A.33.020 of this title 7,000 square feet 50 feet D. Maximum Building Height: 1. The maximum height of buildings with pitched roofs shall be: a. Twenty eight feet (28') measured to the ridge of the roof; or b. The average height of other principal buildings on the block face. 2. The maximum height of a flat roof building shall be twenty feet (20'). 3. Maximum exterior wall height adjacent to interior side yards shall be twenty feet (20') for exterior walls placed at the building setback established by the minimum required yard. Exterior wall height may increase one foot (1') (or fraction thereof) in height for each foot (or fraction thereof) of increased setback beyond the minimum required interior side yard. If an exterior wall is approved with a reduced setback through a special exception, variance or other process, the maximum allowable exterior wall height decreases by one foot (1') (or fraction thereof) for each foot (or fraction thereof) that the wall is located closer to the property line than the required side yard setback. 15 a. Lots with cross slopes where the topography slopes, the downhill exterior wall height may be increased by one-half foot (0.5') for each one foot (1') difference between the elevation of the average grades on the uphill and downhill faces of the building. b. Exceptions: (1) Gable Walls: Walls at the end of a pitched roof may extend to a height necessary to support the roof structure except that the height of the top of the widest portion of the gable wall must conform to the maximum wall height limitation described in this section. (2) Dormer Walls: Dormer walls are exempt from the maximum exterior wall height if: (A) The width of a dormer is ten feet (10') or less; and (B) The total combined width of dormers is less than or equal to fifty percent (50%) of the length of the building facade facing the interior side yard; and (C) Dormers are spaced at least eighteen inches (18") apart. 4. Building height for initial construction of a building shall be measured as the vertical distance between the top of the roof and the established grade at any given point of building coverage. Building height for any subsequent structural modification or addition to a building shall be measured from finished grade existing at the time a building permit is requested. Building height for the R-1 districts, R-2 District and SR districts is defined and illustrated in chapter 21A.62 of this title. 5. Where buildings are stepped to accommodate the slope of terrain, each step shall have a horizontal dimension of at least twelve feet (12'). 6. a. For properties outside of the H Historic Preservation Overlay District, additional building height may be granted as a special exception by the Planning Commission subject to the special exception standards in chapter 21A.52 of this title and if the proposed building height is in keeping with the development pattern on the block face. The Planning Commission will approve, approve with conditions, or deny the request pursuant to chapter 21A.52 of this title. b. Requests for additional building height for properties located in an H Historic Preservation Overlay District shall be reviewed by the Historic Landmarks Commission which may grant such requests subject to the provisions of section 21A.34.020 of this title. E. Minimum Yard Requirements: 1. Front Yard: The minimum depth of the front yard for all principal buildings shall be equal to the average of the front yards of existing buildings within the block face. Where there are no existing buildings within the block face, the minimum depth shall be twenty feet (20'). Where the minimum front yard is specified in the recorded subdivision plat, the requirement specified on the plat shall prevail. For buildings legally existing on April 12, 1995, the required front yard shall be no greater than the established setback line of the existing building. 2. Corner Side Yard: The minimum depth of the corner side yard for all principal buildings shall be equal to the average of the existing buildings on the block face. Where there are no other existing buildings on the block face, the minimum depth shall be twenty feet (20'). Where the minimum corner side yard is specified in the recorded subdivision plat, the requirement specified on the plat shall prevail. 3. Interior Side Yard: a. Corner lots: Six feet (6'). b. Interior lots: Six feet (6') on one side and ten feet (10') on the other. 4. Rear Yard: Twenty five feet (25'). 5. Accessory Buildings And Structures In Yards: Accessory buildings and structures may be located in a required yard subject to section 21A.36.020, table 21A.36.020B of this title. F. Maximum Building Coverage: The surface coverage of all principal and accessory buildings shall not exceed forty percent (40%) of the lot area. 16 G. Maximum Lot Size: With the exception of lots created by a subdivision or subdivision amendment recorded in the Office of the Salt Lake County Recorder, the maximum size of a new lot shall not exceed ten thousand five hundred (10,500) square feet. Lots in excess of the maximum lot size may be created through the subdivision process subject to the following standards: 1. The size of the new lot is compatible with other lots on the same block face; 2. The configuration of the lot is compatible with other lots on the same block face; and 3. The relationship of the lot width to the lot depth is compatible with other lots on the same block face. H. Standards For Attached Garages: 1. Width Of An Attached Garage: The width of an attached garage facing the street may not exceed fifty percent (50%) of the width of the front facade of the house. The width of the garage is equal to the width of the garage door, or in the case of multiple garage doors, the sum of the widths of each garage door plus the width of any intervening wall elements between garage doors. 2. Located Behind Or In Line With The Front Line Of The Building: No attached garage shall be constructed forward of the "front line of the building" (as defined in section 21A.62.040 of this title), unless: a. A new garage is constructed to replace an existing garage that is forward of the "front line of the building". In this case, the new garage shall be constructed in the same location with the same dimensions as the garage being replaced; b. At least sixty percent (60%) of the existing garages on the block face are located forward of the "front line of the building"; or c. The garage doors will face a corner side lot line. 17 ATTACHMENT F – R-1-5,000 ZONING STANDARDS 21A.24.070: R-1/5,000 SINGLE-FAMILY RESIDENTIAL DISTRICT: A. Purpose Statement: The purpose of the R-1/5,000 Single-Family Residential District is to provide for conventional single-family residential neighborhoods on lots not less than five thousand (5,000) square feet in size. This district is appropriate in areas of the City as identified in the applicable community Master Plan. Uses are intended to be compatible with the existing scale and intensity of the neighborhood. The standards for the district are intended to provide for safe and comfortable places to live and play, promote sustainable and compatible development patterns and to preserve the existing character of the neighborhood. B. Uses: Uses in the R-1/5,000 Single-Family Residential District, as specified in section 21A.33.020, "Table Of Permitted And Conditional Uses For Residential Districts", of this title, are permitted subject to the general provisions set forth in section 21A.24.010 of this chapter and this section. C. Minimum Lot Area And Lot Width: The minimum lot areas and lot widths required in this district are as follows: Land Use Minimum Lot Area Minimum Lot Width Municipal service uses, including City utility uses and police and fire stations No minimum No minimum Natural open space and conservation areas, public and private No minimum No minimum Places of worship less than 4 acres in size 12,000 square feet 80 feet Public pedestrian pathways, trails and greenways No minimum No minimum Public/private utility transmission wires, lines, pipes and poles No minimum No minimum Single-family detached dwellings 5,000 square feet 50 feet Utility substations and buildings 5,000 square feet 50 feet Other permitted or conditional uses as listed in section 21A.33.020 of this title 5,000 square feet 50 feet D. Maximum Building Height: 1. The maximum height of buildings with pitched roofs shall be: a. Twenty eight feet (28') measured to the ridge of the roof; or b. The average height of other principal buildings on the block face. 2. The maximum height of a flat roof building shall be twenty feet (20'). 3. Maximum exterior wall height adjacent to interior side yards shall be twenty feet (20') for exterior walls placed at the building setback established by the minimum required yard. Exterior wall height may increase one foot (1') (or fraction thereof) in height for each foot (or fraction thereof) of increased setback beyond the minimum required interior side yard. If an exterior wall is approved with a reduced setback through a special exception, variance or other process, the maximum allowable exterior wall height decreases by one foot (1') (or fraction thereof) for each foot (or fraction thereof) that the wall is located closer to the property line than the required side yard setback. 18 a. Lots with cross slopes where the topography slopes, the downhill exterior wall height may be increased by one-half foot (0.5') for each one foot (1') difference between the elevation of the average grades on the uphill and downhill faces of the building. b. Exceptions: (1) Gable Walls: Walls at the end of a pitched roof may extend to a height necessary to support the roof structure except that the height of the top of the widest portion of the gable wall must conform to the maximum wall height limitation described in this section. (2) Dormer Walls: Dormer walls are exempt from the maximum exterior wall height if: (A) The width of a dormer is ten feet (10') or less; and (B) The total combined width of dormers is less than or equal to fifty percent (50%) of the length of the building facade facing the interior side yard; and (C) Dormers are spaced at least eighteen inches (18") apart. 4. Building height for initial construction of a building shall be measured as the vertical distance between the top of the roof and the established grade at any given point of building coverage. Building height for any subsequent structural modification or addition to a building shall be measured from finished grade existing at the time a building permit is requested. Building height for the R-1 districts, R-2 District and SR districts is defined and illustrated in chapter 21A.62 of this title. 5. Where buildings are stepped to accommodate the slope of terrain, each step shall have a horizontal dimension of at least twelve feet (12'). 6. a. For properties outside of the H Historic Preservation Overlay District, additional building height may be granted as a special exception by the Planning Commission subject to the special exception standards in chapter 21A.52 of this title and if the proposed building height is in keeping with the development pattern on the block face. The Planning Commission will approve, approve with conditions, or deny the request pursuant to chapter 21A.52 of this title. b. Requests for additional building height for properties located in an H Historic Preservation Overlay District shall be reviewed by the Historic Landmarks Commission which may grant such requests subject to the provisions of section 21A.34.020 of this title. E. Minimum Yard Requirements: 1. Front Yard: The minimum depth of the front yard for all principal buildings shall be equal to the average of the front yards of existing buildings within the block face. Where there are no existing buildings within the block face, the minimum depth shall be twenty feet (20'). Where the minimum front yard is specified in the recorded subdivision plat, the requirement specified on the plat shall prevail. For buildings legally existing on April 12, 1995, the required front yard shall be no greater than the established setback line of the existing building. 2. Corner Side Yard: Ten feet (10'). 3. Interior Side Yard: a. Corner lots: Four feet (4'). b. Interior lots: Four feet (4') on one side and ten feet (10') on the other. 4. Rear Yard: Twenty five percent (25%) of the lot depth, or twenty feet (20'), whichever is less. 5. Accessory Buildings And Structures In Yards: Accessory buildings and structures may be located in a required yard subject to section 21A.36.020, table 21A.36.020B of this title. F. Maximum Building Coverage: The surface coverage of all principal and accessory buildings shall not exceed forty percent (40%) of the lot. G. Maximum Lot Size: With the exception of lots created by a subdivision or subdivision amendment recorded in the Office of the Salt Lake County Recorder, the maximum size of a new lot shall not exceed seven thousand five hundred (7,500) square feet. Lots in excess of 19 the maximum lot size may be created through the subdivision process subject to the following standards: 1. The size of the new lot is compatible with other lots on the same block face; 2. The configuration of the lot is compatible with other lots on the same block face; and 3. The relationship of the lot width to the lot depth is compatible with other lots on the same block face. H. Standards For Attached Garages: 1. Width Of An Attached Garage: The width of an attached garage facing the street may not exceed fifty percent (50%) of the width of the front facade of the house. The width of the garage is equal to the width of the garage door, or in the case of multiple garage doors, the sum of the widths of each garage door plus the width of any intervening wall elements between garage doors. 2. Located Behind Or In Line With The Front Line Of The Building: No attached garage shall be constructed forward of the "front line of the building" (as defined in section 21A.62.040 of this title), unless: a. A new garage is constructed to replace an existing garage that is forward of the "front line of the building". In this case, the new garage shall be constructed in the same location with the same dimensions as the garage being replaced; b. At least sixty percent (60%) of the existing garages on the block face are located forward of the "front line of the building"; or c. The garage doors will face a corner side lot line. 20 ATTACHMENT G – SR-3 ZONING STANDARDS 21A.24.100: SR-3 SPECIAL DEVELOPMENT PATTERN RESIDENTIAL DISTRICT: A. Purpose Statement: The purpose of the SR-3 special development pattern residential district is to provide lot, bulk and use regulations, including a variety of housing types, in scale with the character of development located within the interior portions of city blocks. Uses are intended to be compatible with the existing scale, density and intensity of the neighborhood. The standards for the district are intended to provide for safe and comfortable places to live and play, promote sustainable and compatible development patterns and to preserve the existing character of the neighborhood. This is a medium density zoning district. Off site parking facilities in this district to supply required parking for new development may be approved as part of the conditional use process. B. Uses: Uses in the SR-3 special development pattern residential district as specified in section 21A.33.020, "Table Of Permitted And Conditional Uses For Residential Districts", of this title, are permitted subject to the general provisions set forth in section 21A.24.010 of this chapter, and this section. C. Minimum Lot Area And Lot Width: The minimum lot areas and lot widths required in this district are as follows: Land Use Minimum Lot Area Minimum Lot Width Municipal service uses, including city utility uses and police and fire stations No minimum No minimum Natural open space and conservation areas, public and private No minimum No minimum Public pedestrian pathways, trails and greenways No minimum No minimum Public/private utility transmission wires, lines, pipes and poles No minimum No minimum Single-family attached dwellings1 and twin home dwellings 1,500 square feet per dwelling unit Interior: 22 feet Corner: 32 feet Single-family detached dwellings 2,000 square feet Interior: 30 feet Corner: 40 feet Two-family dwellings 3,000 square feet Interior: 44 feet Corner: 54 feet Utility substations and buildings 5,000 square feet 50 feet Other permitted or conditional uses as listed in section 21A.33.020 of this title 2,000 square feet Interior: 30 feet Corner: 40 feet Qualifying provisions: 1. Not more than 6 dwellings may be attached together. D. Maximum Building Height: 1. The maximum height of buildings with pitched roofs shall be: a. Twenty eight feet (28') measured to the ridge of the roof; or b. The average height of other principal buildings on the block face. 2. The maximum height of a flat roof building shall be twenty feet (20'). 3. Maximum exterior wall height adjacent to interior side yards shall be twenty feet (20') for exterior walls placed at the building setback established by the minimum required yard. 21 Exterior wall height may increase one foot (1') (or fraction thereof) in height for each foot (or fraction thereof) of increased setback beyond the minimum required interior side yard. If an exterior wall is approved with a reduced setback through a special exception, variance or other process, the maximum allowable exterior wall height decreases by one foot (1') (or fraction thereof) for each foot (or fraction thereof) that the wall is located closer to the property line than the required side yard setback. a. Lots with cross slopes where the topography slopes, the downhill exterior wall height may be increased by one-half foot (0.5') for each one foot (1') difference between the elevation of the average grades on the uphill and downhill faces of the building. b. Exceptions: (1) Gable Walls: Walls at the end of a pitched roof may extend to a height necessary to support the roof structure except that the height of the top of the widest portion of the gable wall must conform to the maximum wall height limitation described in this section. (2) Dormer Walls: Dormer walls are exempt from the maximum exterior wall height if: (A) The width of a dormer is ten feet (10') or less; and (B) The total combined width of dormers is less than or equal to fifty percent (50%) of the length of the building facade facing the interior side yard; and (C) Dormers are spaced at least eighteen inches (18") apart. 4. Building height for initial construction of a building shall be measured as the vertical distance between the top of the roof and the established grade at any given point of building coverage. Building height for any subsequent structural modification or addition to a building shall be measured from finished grade existing at the time a building permit is requested. Building height for the R-1 districts, R-2 district and SR districts is defined and illustrated in chapter 21A.62 of this title. 5. Where buildings are stepped to accommodate the slope of terrain, each step shall have a horizontal dimension of at least twelve feet (12'). 6. a. For properties outside of the H historic preservation overlay district, additional building height may be granted as a special exception by the planning commission subject to the special exception standards in chapter 21A.52 of this title and if the proposed building height is in keeping with the development pattern on the block face. The planning commission will approve, approve with conditions, or deny the request pursuant to chapter 21A.52 of this title. b. Requests for additional building height for properties located in an H historic preservation overlay district shall be reviewed by the Historic Landmarks Commission which may grant such requests subject to the provisions of section 21A.34.020 of this title. E. Minimum Yard Requirements: 1. Front Yard: The minimum depth of the front yard for all principal buildings shall be equal to the average of the front yards of existing buildings within the block face. Where there are no existing buildings within the block face, the minimum depth shall be ten feet (10'). Where the minimum front yard is specified in the recorded subdivision plat, the requirement specified on the plat shall prevail. For buildings legally existing on April 12, 1995, the required front yard shall be no greater than the established setback line of the existing building. 2. Corner Side Yard: Ten feet (10'). For buildings legally existing on April 12, 1995, the required corner side yard shall be no greater than the established setback line of the existing building. 3. Interior Side Yard: a. Single-family detached dwellings: Four feet (4'). 22 b. Single-family attached and twin home dwellings: When abutting a single-family dwelling, a four foot (4') yard is required, otherwise no interior yard is required. Where a yard is provided, it shall be not less than four feet (4'). 4. Rear Yard: Twenty percent (20%) of the lot depth but not less than fifteen feet (15') and need not exceed thirty feet (30'). 5. Accessory Buildings And Structures In Yards: Accessory buildings and structures may be located in a required yard subject to section 21A.36.020, table 21A.36.020B, "Obstructions In Required Yards", of this title. F. Maximum Building Coverage: The surface coverage of all principal and accessory buildings shall not exceed sixty percent (60%) of the lot area for detached dwellings and seventy percent (70%) for attached dwellings. For lots with buildings legally existing on April 12, 1995, the coverage of existing buildings shall be considered legal conforming. G. Maximum Lot Size: With the exception of lots created by a subdivision or subdivision amendment recorded in the Office of the Salt Lake County Recorder, the maximum size of a new lot shall not exceed two hundred percent (200%) of the minimum lot size allowed by the base zoning district. Lots in excess of the maximum lot size may be created through the subdivision process subject to the following standards: 1. The size of the new lot is compatible with other lots on the same block face; 2. The configuration of the lot is compatible with other lots on the same block face; and 3. The relationship of the lot width to the lot depth is compatible with other lots on the same block face. H. Standards For Attached Garages: 1. Width Of An Attached Garage: The width of an attached garage facing the street may not exceed fifty percent (50%) of the width of the front facade of the house. The width of the garage is equal to the width of the garage door, or in the case of multiple garage doors, the sum of the widths of each garage door plus the width of any intervening wall elements between garage doors. 2. Located Behind Or In Line With The Front Line Of The Building: No attached garage shall be constructed forward of the "front line of the building" (as defined in section 21A.62.040 of this title), unless: a. A new garage is constructed to replace an existing garage that is forward of the "front line of the building". In this case, the new garage shall be constructed in the same location with the same dimensions as the garage being replaced; b. At least sixty percent (60%) of the existing garages on the block face are located forward of the "front line of the building"; or c. The garage doors will face a corner side lot line. 23 ATTACHMENT H – ANALYSIS OF AMENDMENT STANDARDS Zoning Map Amendments 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 Rationale Finding 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 As reviewed previously in this staff report as Key Consideration 1, the proposed zoning amendment is consistent with the purposes, goals, and initiatives of the North Temple Boulevard Plan and the Northwest Community Plan. Also discussed in Key Consideration 1, the amendment is also supportive of Plan Salt Lake, a citywide plan which guides the direction of the city as a whole. 2. Whether a proposed map amendment furthers the specific purpose statements of the zoning ordinance. Complies The purposes stated for the SR-3- Special Development Pattern Residential District include: • To provide lot, bulk and use regulations, including a variety of housing types, in scale with the character of development located within the interior portions of city blocks. Although this petition does not include specific development approval, it is anticipated the property will be used for a twin home and four future single- family attached homes. The development of single-family attached homes will provide additional choice for housing types in the neighborhood while maintain similar height, bulk, and uses to the surrounding properties. • Uses are intended to be compatible with the existing scale, density and intensity of the neighborhood. The property is surrounded by SR-3 and R-1-7,000 zoning districts. The SR-3 zone is typically found adjacent to other single-family zones and considered an appropriate zone to transition to slightly greater density. The existing uses surrounding the property include single-family attached and detached homes. The proposed 24 SR-3 zone will provide opportunity for uses that are compatible with the scale and density of the neighborhood. • The standards for the district are intended to provide for safe and comfortable places to live and play, promote sustainable and compatible development patterns and to preserve the existing character of the neighborhood. The SR-3 zone would promote compatible development with the surrounding SR-3 and R-1-7,000 zone developments surrounding the property. The smaller lot sizes and possible attached single-family homes would promote sustainability. The potential for pedestrian and vehicular access from either 200 North or Hoyt Place would ensure a safe and comfortable development. • This is a medium density zoning district. At this point the formal development proposal is on hold pending the outcome of this rezone and negotiations for potential access from Hoyt Place. It is anticipated that the development will be for a twin home and four single-family attached homes to be located north of the single-family home at 834 W 200 North. The homes would have greater, but compatible density than what is required in the R- 1-5,000 or R-1-7,000 zone. 3. The extent to which a proposed map amendment will affect adjacent properties; Complies The potential impacts this amendment may have on adjacent properties is discussed in Key Consideration 2 of this report. During this review staff found the proposed zoning district and its permitted land uses as appropriate to the surrounding properties. It was also found that the proposed setbacks, maximum building height, and lot coverage standards are compatible with the surrounding zoning districts and are similar in massing and bulk as the development potential of the surrounding properties. 25 4. Whether a proposed map amendment is consistent with the purposes and provisions of any applicable overlay zoning districts which may impose additional standards Complies The property is not located within an overlay zoning district that imposes 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 During the review, all applicable City departments were notified of the proposed amendments. No departments opposed the rezone or potential development; however, the applicant will need to continue to work with Public Utilities on the specific access and design of utilities for a future proposed development. It should also be noted, it has yet to be determined whether the development will be accessed from 200 North, or the preferred Hoyt Place. This rezone would make it so access could be granted from either street. 26 ATTACHMENT I – DEPARTMENT REVIEW COMMENTS* *Comments were provided for the proposed Zoning Amendments, Planned Development, and Subdivision. However, only the Zoning Amendments are proposed for approval at this time. PLANNING DIVISION COMMENTS Comments by: Eric Daems Email: eric.daems@slcgov.com Phone: 801-535-7236 Status: Make Corrections 1. Planned Developments require submittal of a landscape plan in conformance with 21A.48. 2. Please contact the City Urban Forester with regard to tree species to line Hoyt. 3. Please provide a Disclosure of Private Infrastructure Costs per 21A.55.110. 4. Proposed shared driveway will require recorded agreements from both property owners per 21A.44.020.F.7.a&c 5. Planned Development approval will be needed for homes to be accessed from private driveway. 6. Please comment on proposed fencing material. Also, fencing in front yards of Lots 1 & 7 may not exceed 4’ where 6’ is shown (21A.40.120.D&E) 7. Planned Development approval will be needed for lots to not have frontage on public street (21A.36.010.C) and for side lot lines not to be at right angles to the public street (20.12.020) 8. Please show building heights based on established grade. PUBLIC UTILITIES DIVISION COMMENTS Comments by: Jason Draper Email: Jason.draper@slcgov.com Phone: 801-483-6751 Status: Make corrections • Review and acceptance of the preliminary plat does not provide subdivision improvement plan approval, utility or building permits. • Utilities cannot cross property lines without appropriate easements and agreements. • Public Utility permit, connection, survey and inspection fees will apply. • Please submit site subdivision improvement and utility plans for review. Other plans such as erosion control plans and plumbing plans may also be required depending on the scope of work. Submit supporting documents and calculations along with the plans. • A sewer main will be required at the property owner’s expense. Required improvements on the public sewer system will be determined by the Development Review Engineer. A plan and profile and Engineer’s cost estimate must be submitted for review. The property owner is required to bond for the amount of the approved cost estimate. • All utility design and construction must comply with APWA Standards and SLCPU Standard Practices. • Contact SLCPU Street Light Program Manager, Dave Pearson (801-483-6738), for information regarding street lights. • All utilities must public utility horizontal and vertical separation requirements. • Salt Lake City Public Utility Easements must be 20 feet minimum and no other utilities are allowed in the easement. ENGINEERING DIVISION COMMENTS Comments by: Scott Weiler Email: scott.weiler@slcgov.com Phone: 801-535-6159 Status: Make Corrections 1. See attached redlines 27 TRANSPORTATION DIVISION COMMENTS Comments by: Michael Barry Email: Michael.barry@slcgov.com Phone: 801-535-7147 Status: Make Corrections (fence) The plans show two (2) off street parking spaces for each residence which meets the minimum parking requirement for single family residences. Tandem parking is utilized by the six new residences which is allowed for single family residences. The parking spaces meet the dimensional requirements. If part of the project is rezoned to SR-3, then only one (1) off street parking space would be required for single family residences in that zone. The six foot (6’) tall fence on 834 W 200 N must be not exceed thirty inches (30”) in height within the sight distance triangle zone per 21A.40.120.E.9; this is a ten foot (10’) sight distance triangle. If the fence is fifty (50) per cent see through, then the fence shall be allowed to a height of four feet (4’). Cross access agreements will need to be recorded as applicable. BUILDING SERVICES COMMENTS Comments by: Kevin Hamilton Email: kevin.hamilton@slcgov.com Phone: 801-535-7120 Status: General Comments 833 West Hoyt PL is zoned R-1-5000 and located within the Airport Flight Path Protection and National Historic overlay districts. 834 W 200 N is zoned R-1-7000 and located within the Airport Flight Path Protection and National Historic overlay districts. A thorough review for compliance with the regulations of those zones will be undertaken when building permits for those properties are submitted. FIRE COMMENTS Comments by: Doug Bateman Email: douglas.bateman@slcgov.com Phone: 801-535-6619 Status: General Comments Fire access roads shall be installed to within 150-feet of all first story exterior portions of the structures as measured by an approved route (height of building times 70% plus 4-feet is the distance from the wall to where the measurement is taken). Any fire department access road that is greater in length that 150-feet shall be provided with an approved turn a round. The specifications for the turn a round can be found in IFC appendix D, with the notable exception that if a hammerhead is used that the turn areas be increased to 80-feet from 60-feet (160-feet total for the hammerhead) HOUSING & NEIGHBORHOOD DEVELOPMENT Comments by: Lani Eggertsen-Goff Email: lanni.eggertsen-goff@slcgov.com Phone: 801-535-6240 Status: No objections 28 ATTACHMENT J – PUBLIC PROCESS AND COMMENTS Public Notice, Meetings, Comments The following is a list of public meetings that have been held, and other public input opportunities, related to the proposed project since the application was submitted: • November 2018 – Notice of the project was provided to the Fairpark Community Council, other recognized community organizations, as well as property owners and residents within 300 feet of the proposal. • July 2019-July 2020- The project was on hold or going through various revisions in attempt to work with neighboring properties for joint access from Hoyt Place • September 1, 2020- Updated notifications of the project were provided to the Fairpark Community Council, other recognized community organization, as well as property owners and residents within 300 feet of the proposal. No recognized organizations requested the item to be discussed during a community council meeting. The following comment was received from a neighbor on 9/17/20, however it should be noted that the comment was in response to the proposed Planned Development, Subdivision, and Zone Amendment considered as one proposal: Neighbor expressed concern that the southernmost units would look directly into her rear yard. She felt they would create a loss of privacy for her and that would result in diminishing property values. She would not like the lot line to be adjusted between the property on Hoyt and 200 N. Notice of the public hearing for the proposal included: Public hearing notice mailed on March 18, 2021 Public hearing notice posted on March 18, 2021 Public notice posted on City and State websites and Planning Division list serve on March 18, 2021 3. PLANNING COMMISSION C. Agenda/Minutes March 24, 2021 SALT LAKE CITY PLANNING COMMISSION MEETING AGENDA This meeting will be an electronic meeting pursuant to the Salt Lake City Emergency Proclamation March 24, 2021 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 Commission meetings, they are available on the following platforms: • YouTube: www.youtube.com/slclivemeetings • SLCtv Channel 17 Live: www.slctv.com/livestream/SLCtv-Live/2 If you are interested in participating during the Public Hearing portion of the m eeting or provide general comments, email; planning.comments@slcgov.com or connect with us on Webex at: • http://tiny.cc/slc-pc-032421 Instructions for using Webex will be provided on our website at S LC.GOV/Planning PLANNING COMMISSION MEETING WILL BEGIN AT 5:30 PM APPROVAL OF MINUTES FOR MARCH 10, 2021 REPORT OF THE CHAIR AND VICE CHAIR REPORT OF THE DIRECTOR CONSENT AGENDA 1. 1807 S 1900 E Time Extension Request - Susan Klinker, property owner, is requesting for a one - year time extension of approval for the conditional use approval for a detached 2-story accessory dwelling unit (ADU) at 1807 South 1900 East. The applicant has indicated that additional time is needed due to delays related to the current COVID-19 pandemic. The Conditional Use was approved by the Planning Commission on April 22, 2020. The subject property is located in the R -1/7,000 (Single-Family Residential) zoning district within Council District 6, represented b y Dan Dugan. (Staff contact: Linda Mitchell at (385) 386-2763 or linda.mitchell@slcgov.com) Case Number: PLNPCM2019-01065 PUBLIC HEARINGS 1. 1583 E Stratford Master Plan and Zoning Map Amendments - Salt Lake City received a request from Erin Hoffman with Stratford Investment Properties, the property owner, to amend the Sugar House Master Plan and the zoning map for a property located at approximately 1583 East Stratford Ave. The proposal would rezone the entire property from RMF-35 (Moderate Density Multi-Family Residential) to CN (Neighborhood Commercial) and amend the Sugar House Future Land Use Map from Medium Density Residential to Neighborhood Business. The purpose of the amendments is to convert the existing building from multi -family residential to office. The property is located within Council District 7, represented by Amy Fowler. (Staff contact: Nannette Larsen at 385 -386-2761 or nannette.larsen@slcgov.com) Case Numbers: PLNPCM2020-000393; PLNPCM2020-000394 2. Conditional Use for an ADU at approximately 742 S. Navajo St - Andrea Palmer, property owner and Modal representative, is requesting Conditional Use approval for a detached accessory dwelling unit located in the rear yard of the subject property located at 742 S. Navajo St. The applicant is proposing a 425-square foot unit. The property is located within the R -1/5000 (Single-Family Residential) zoning district and is within Council District 2, represented by Andrew Johnston. (Staff contact: Kelsey Lindquist at (385) 226-7227 or kelsey.lindquist@slcgov.com) Case Number: PLNPCM2021-00013 3. Nielsen Estates Rezone 833 W Hoyt Place and 834 W 200 North - Sattar Tabriz, representing property owner J&S Property Development LLC, is requesting a Zoning Map Amendment from R-1- 5,000 and R-1-7,000 (Single-family Residential) to SR-3 (Special Development Pattern Residential) at the above-listed addresses. The applicant would like to rezone the properties for a future Planned Development that would include the preservation of the existing home and add six new single-family attached homes. However, the request is not tied to a development proposal. Although the applicant has requested the property be rezoned all the way to 200 North, consideration to have the property around the existing home remain zoned R -1-7,000 may be given if access to the remainder of the property can be secured from Hoyt Place. The property is located within Council District 2, represented by Andrew Johnston. (Staff contact: Eric Daems at (385) 226 -3187 or eric.daems@slcgov.com) Case Number: PLNPCM2018-00877 WORK SESSION 1. Zoning 101 Training - Planning staff will provide a zoning 101 training for the commission and the public. For Planning Commission agendas, staff reports, and minutes, visit the Planning Division’s website at slc.gov/planning/public- 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 Planning Commission. Salt Lake City Planning Commission March 24, 2021 Page 1 SALT LAKE CITY PLANNING COMMISSION MEETING This meeting was held electronically pursuant to the Salt Lake City Emergency Proclamation Wednesday, March 24, 2021 A roll is being kept of all who attended the Planning Commission Meeting. The meeting was called to order at approximately 5:45 pm. Audio recordings of the Planning Commission meetings are retained for a period of time. These minutes are a summary of the meeting. For complete commentary and presentation of the meeting, please visit https://www.youtube.com/c/SLCLiveMeetings. Present for the Planning Commission meeting were: Chairperson, Brenda Scheer; Vice Chairperson, Amy Barry; Commissioners Maurine Bachman, Adrienne Bell, Carolynn Hoskins, Jon Lee, Matt Lyon, Andres Paredes, Crystal Young-Otterstrom and Sara Urquhart. Planning Staff members present at the meeting were: Nick Norris, Director; Wayne Mills, Planning Manager; John Anderson, Planning Manager; Paul Nielson, Attorney; Linda Mitchell, Principal Planner; Nannette Larsen, Principal Planner; Kelsey Lindquist, Senior Planner; Eric Daems, Senior Planner; Marlene Rankins; Administrative Secretary; Aubrey Clark, Administrative Secretary. Commissioner Brenda Scheer read the emergency proclamation for holding a virtual meeting. Planning Manager Wayne Mills explained the meeting instructions. APPROVAL OF THE MARCH 10, 2021 MEETING MINUTES AND CONSENT AGENDA. MOTION Commissioner Urquhart moved to approve the March 10, 2021 meeting minutes as well as the Time Extension Request (listed in the Consent Agenda). Commissioner Bachman seconded the motion. Commissioners Bell, Barry, Paredes, Hoskins, Young-Otterstrom, Lyon, Lee, Bachman and Urquhart voted “Aye”. The motion passed to approve the meeting minutes as well as the 1807 S 1900 E Time Extension Request. REPORT OF THE CHAIR AND VICE CHAIR Commissioner Scheer reported that she had nothing to report. Commissioner Barry reported that she had nothing to report. REPORT OF THE DIRECTOR Planning Manager Wayne Mills reported that there are technically difficulties and how to proceed. Salt Lake City Planning Commission March 24, 2021 Page 2 CONSENT AGENDA 1807 S 1900 E Time Extension Request - Susan Klinker, property owner, is requesting for a one-year time extension of approval for the conditional use approval for a detached 2-story accessory dwelling unit (ADU) at 1807 South 1900 East. The applicant has indicated that additional time is needed due to delays related to the current COVID-19 pandemic. The Conditional Use was approved by the Planning Commission on April 22, 2020. The subject property is located in the R-1/7,000 (Single-Family Residential) zoning district within Council District 6, represented by Dan Dugan. (Staff contact: Linda Mitchell at (385) 386-2763 or linda.mitchell@slcgov.com) Case Number: PLNPCM2019-01065 MOTION One-year time extension approved by the Commission. PUBLIC HEARINGS 1583 E Stratford Master Plan and Zoning Map Amendments - Salt Lake City received a request from Erin Hoffman with Stratford Investment Properties, the property owner, to amend the Sugar House Master Plan and the zoning map for a property located at approximately 1583 East Stratford Ave. The proposal would rezone the entire property from RMF-35 (Moderate Density Multi-Family Residential) to CN (Neighborhood Commercial) and amend the Sugar House Future Land Use Map from Medium Density Residential to Neighborhood Business. The purpose of the amendments is to convert the existing building from multi-family residential to office. The property is located within Council District 7, represented by Amy Fowler. (Staff contact: Nannette Larsen at 385-386-2761 or nannette.larsen@slcgov.com) Case Numbers: PLNPCM2020-00393; PLNPCM2020-00394 Nannette Larsen, Principal Planner, reviewed the information in this staff report (located in the case file). She stated that Staff recommends that the Planning Commission forward a recommendation of denial to the City Council for the Master Plan and Zoning Map amendments. She stated that it was found by Planning Staff in the report that the proposed amendments do not meet the intent of the Master Plan. She reviewed the site location, the rezoning request and the Master Plan. Melanie Clark, Presenter, reviewed the application history and stated legal standards for the master plan and zoning. She cited Utah case law that talked about how public clamor is not a sufficient basis for land use decisions. She presented the plan to show what kind of business they are purposing to occupy the space. She stated that the property does not currently apply to the standards of affordable housing and that there is a need for commercial nodes in the area to meet the intent of the Sugarhouse Master Plan. Commissioner Scheer opened the meeting to the commission’s questions. Commission and Staff discussed and made clarifications on: • Whether the property is owner occupied. • Whether the Staff initially recommended commercial neighborhood rezoning of the property. • The definition and location of a commercial node on the Sugarhouse Master Plan. Commissioner Scheer opened the meeting to the public hearing. PUBLIC HEARING Brenda Koga – in opposition to the petition. Salt Lake City Planning Commission March 24, 2021 Page 3 Judi Short – Sugarhouse Neighborhood Council member - in opposition to the petition. Stated the remodel started prior to rezoning and continued even after the stop order was placed. Zachary Dussault – in opposition to the petition. Stated he feels it should be zoned RMU35. Debbie Mayo – in opposition to the petition. Aric Sharp – in opposition to the petition. Cindy Cromer – in opposition to the petition. Planning Manager Wayne Mills read an email from Lance Vanderhoof - in opposition to the petition. Nannette Laser held up her phone to let Tim Krueger comment - in opposition to the petition. Seeing no one else wished to speak, Commissioner Scheer closed the public hearing. MOTION Commissioner Crystal Young-Otterstrom stated, Based on the information in the staff report I move that the Planning Commission recommend that the City Council deny the proposed master plan amendment, as presented in petition PLNPCM2020-00394: Additionally, I move that the Planning Commission recommend that the City Council deny the proposed zoning map amendment, as presented in petition PLNPCM2020-00393. Commissioner Carolynn Hoskins seconded the motion. Commissioners Bell, Barry, Paredes, Hoskins, Young-Otterstrom, Lyon, Lee, Bachman and Urquhart voted “Aye”. The motion passed unanimously with a recommendation going forward to City Council to deny the request. Conditional Use for an ADU at approximately 742 S. Navajo St - Andrea Palmer, property owner and Modal representative, is requesting Conditional Use approval for a detached accessory dwelling unit located in the rear yard of the subject property located at 742 S. Navajo St. The applicant is proposing a 425-square foot unit. The property is located within the R-1/5000 (Single-Family Residential) zoning district and is within Council District 2, represented by Andrew Johnston. (Staff contact: Kelsey Lindquist at (385) 226-7227 or kelsey.lindquist@slcgov.com) Case Number: PLNPCM2021-00013 Kelsey Lindquist, Senior Planner, reviewed the information in the staff report (located in the case file.) Planning Staff finds the project generally meets the applicable standards of approval and therefore recommends the Planning Commission approve the Conditional Use for the ADU. Commissioner Scheer asked for clarification on the on-street parking. Andrea Palmer, representing property owner Jessica Andrew and Modal Living, presented the site concept. She stated that the property owner is not very interested in renting out the ADU but having it be for use by guests and family members. Commissioner Scheer opened the public hearing. PUBLIC HEARING Zachary Dussault - in favor of the petition. Seeing no one else wished to speak, Commissioner Scheer closed the public hearing. Salt Lake City Planning Commission March 24, 2021 Page 4 MOTION Commissioner Amy Barry stated, based on the information in the staff report, the information presented, and the input received during the public hearing, I move that the Planning Commission approve petition PLNPCM2021-00013. Commissioner Maurine Bachman seconded the motion. Commissioner Adrienne Bell recused herself. Commissioners Barry, Paredes, Hoskins, Young-Otterstrom, Lyon, Lee, Bachman and Urquhart voted “Aye”. The motion passed with 8 “Ayes” and 1 recusal. Nielsen Estates Rezone 833 W Hoyt Place and 834 W 200 North - Sattar Tabriz, representing property owner J&S Property Development LLC, is requesting a Zoning Map Amendment from R-1- 5,000 and R- 1-7,000 (Single-family Residential) to SR-3 (Special Development Pattern Residential) at the above-listed addresses. The applicant would like to rezone the properties for a future Planned Development that would include the preservation of the existing home and add six new single-family attached homes. However, the request is not tied to a development proposal. Although the applicant has requested the property be rezoned all the way to 200 North, consideration to have the property around the existing home remain zoned R-1-7,000 may be given if access to the remainder of the property can be secured from Hoyt Place. The property is located within Council District 2, represented by Andrew Johnston. (Staff contact: Eric Daems at (385) 226-3187 or eric.daems@slcgov.com) Case Number: PLNPCM2018-00877 Eric Daems, Senior Planner, reviewed the information in the staff report (located in the case file). He stated that planning staff recommends that the planning commission forward a positive recommendation to the city council with the conditions listed in the staff report. He outlined the proposed requested rezone amendment and key considerations to master plan compatibility. The Commission and Staff discussed and made clarifications on: • A future lot line adjustment or planned development • Whether the condition to preserve the existing house can still be met if access is required via 200 North Commissioner Scheer asked to hear from the applicant. Sattar Tabriz, representing applicant, stated that they want the best development for the community and the area. He commented on the long process the project has been through. He stated that home on the property is on the national registry for historic housing and they are committed to preserving the home. He commented on fire access, the driveway and property access. Commissioner Scheer opened the meeting to the Commission for questions. Commissioner Bell asked for clarification on whether the applicant was comfortable with the recommendations and conditions listed in the staff report. Commissioner Scheer opened the meeting to the public hearing. PUBLIC HEARING David Charbonneau – Spoke in favor of the petition but expressed concern that the property line measurement is inaccurate. Salt Lake City Planning Commission March 24, 2021 Page 5 Pachuco Lautaro – Representing the Rose Park Brown Berets, opposed to the rezoning. He addressed that rezoning, if approved, will increase the property tax and the rent of adjacent properties and impact the whole community in general. He stated that the Master Plan is a fraud and not in the people’s interest and the developments coming in are not affordable to the people who currently live in the neighborhood. Zachary Dussault – in favor of the petition. Planning Manager Wayne Mills read an email received from Jesse Anderson opposing the petition. Planning Manager Wayne Mills clarified that Hoyt Place is a private street not a public street. Commissioner Scheer closed the public hearing and opened the meeting to commissioners’ comments. The Commission and Staff discussed the rezone including: • Unresolved utility issues between the two developments • Whether it would be appropriate to rezone without knowing the intention of the future Planned Development or Subdivision for Hoyt Place • Whether it is necessary for the project to be in keeping with the Master Plan goals of promoting affordable housing MOTION Commissioner Adrienne Bell stated, Based on the findings listed in the staff report, the information presented, and the input received during the public hearing, I move that the Planning Commission recommend that the City Council approve the Zoning Map amendments from R-1- 5,000 and R-1-7,000 to SR-3 for petition (PLNPCM2018-00877), subject to complying with the conditions listed in the staff report: Commissioner Matt Lyon seconded to approve the motion. Commissioners Bell, Barry, Paredes, Hoskins, Young-Otterstrom, Lyon, Lee, Bachman and Urquhart voted “Aye”. The motion passed unanimously. WORK SESSION Zoning 101 Training - Planning staff will provide a zoning 101 training for the commission and the public. Nick Norris outlined that the State Legislature passed a law requiring the Commission members to have 4 hours of training. He outlined what the state codes are and what the Master Plan is and how it is implemented. Sara Urquhart asked for clarification on what qualifies as a historic district. Staff and Commissioners identify the standards. Commissioner Amy Barry asked for clarification on the term “design review”. Staff and the Commission discussed approval processes. Commissioner Scheer opened up discussion for when in person Planning Commission meetings will resume. Nick Norris said he doesn’t think it will be too long before they can meet in person again. Possibly 3-6 months. Salt Lake City Planning Commission March 24, 2021 Page 6 The meeting adjourned at 8:49pm. 4. ORIGINAL PETITION Petition PLNPCM2018-00877 June 12, 2020 Eric Daems, AICP Senior Planner Salt Lake City Corporation Subject: Zone Amendment under active application Project #PLNPCM2018-00877 Mr Daems: We would like to propose the following changes to the active application for J&S Property Development LLC Nielsen Estates Subdivision Zone Amendment Supplemental Document, dated October 25, 2018: Proposed Use of the Property “The SR-3 zone will facilitate development of six single-family attached homes, each with a minimum lot area of 1500 SF. Each home will have a dedicated attached single car garage and area for an additional parking spot in front of the garage.” Parcel Numbers “The following parcels are proposed for zoning amendment: 1. The northerly 63ft of the parcel at 834 west 200 north with a parcel number of 08-35- 406-018-0000. This parcel is proposed to be zone SR-3. 2. The entire area of the parcel at 833 west Hoyt Place with a parcel number of 08-35- 406-019-0000. This parcel is proposed to be zone SR-3. The rest of the parcel will remain as zone R-1-7000. 3. A 125SF portion of the parcel at 825 West Hoyt Place with a parcel number of 08-35- 406-022-0000. This area will be purchased for the development. It is currently zoned as SR-3 and will remain as such.” Respectfully, WARD ENGINEERING GROUP 231 West 800 South Salt Lake City, UT 84101 Cc: Sattar Tabriz: Ward Engineering Group E[][][]////////////////////////////////////////////////////////////////////////////////////////////////////////173.032 69.84670.697173.048 14.029 8.898E[][][]////////////////////////////////////////////////////////////////////////////////////////////////////////112.07160.978 112.057 173.048 173.032 70.697143.002 68.050157.026 9.0138.89974.988 Planning Engineering SurveyingREVISIONSCHECKED BY:DRAWN BY:DESIGN BY:DATE:Salt Lake City, Utah 84101231 W 800 South Suite ASHEET 03/17/2020AMDFILENAME: O:\Mogharrab, Jeff\833 HOYT PL\Design\2020 06 01 Hoyt-Site Plan_Attached Single Family.dwg TAB: A-001 PLOT DATE AND TIME: 6/8/2020 12:10 PMWard Engineering GroupDO NOT SCALE THIS DRAWING. DRAWING IS REDUCED IF LESSTHAN 22-in x 34-in - DIMENSIONS AND NOTES TAKE PRECEDENCEAMDSNTNIELSEN ESTATES SUBDIVISION833 WEST HOYT PLACE, SLC, UT834 WEST 200 NORTH, SLC, UTJOB No:DWG:CLIENT:PH: 801 . 487 . 8040FX: 801 . 487 . 8668J&S PROPERTY DEVELOPMENT LLCLEGEND 200 NORTHHOYT PLZONE R-1-7000 ZONE SR-3 ZONE R-1-5000 EXISTING ZONING 200 NORTHHOYT PLPROPOSED ZONING 1/ 16" = 1' 0" 1/ 16" = 1' 0" 833W HOYT PLACE 834W 200 N PARCEL ID 08-35-406-018-0000PARCEL ID 08-35-406-019-0000 833W HOYT PLACE 834W 200 N EXISTING LOT LINE BETWEEN PARCEL ID 08-35-406-018-0000 AND PARCEL ID 08-35-406-019-0000 PROPOSED LOT LINE BETWEEN PARCEL IN ZONE R-1-700 AND PARCEL IN ZONE AND SR-3 BUILDING COVERAGE (R-1/7,000) <40% REQUIRED 18.06% PROVIDED PARCEL ID 08-35-406-018-0000 IN ZONE R-1-7000 (TO MAINTAIN EXISTING ZONING) PARCEL ID 08-35-406-019-0000 IN ZONE R-1-5000 (TO BE REZONED INTO SR3)2020 06 01 Hoyt-SitePlan_Attached Single FamilyA-001 ZONING PLANSREZONING TO ZONE SR-3 825W HOYT PLACE PARCEL ID 08-35-406-022-0000 PORTION OF NEIGHBORING PARCEL TO BE PURCHASED FOR DEVELOPMENT PARCEL ID 08-35-406-022-0000 IN ZONE SR-3 (TO BE PURCHASED AND MAINTAIN SR-3 ZONE) Planning Engineering SurveyingREVISIONSCHECKED BY:DRAWN BY:DESIGN BY:DATE:Salt Lake City, Utah 84101231 W 800 South Suite ASHEET 03/17/2020AMDFILENAME: O:\Mogharrab, Jeff\833 HOYT PL\Design\ZONING EXHIBIT.dwg TAB: ZONING EXHIBIT-A-101A PLOT DATE AND TIME: 6/10/2020 11:37 AMWard Engineering GroupDO NOT SCALE THIS DRAWING. DRAWING IS REDUCED IF LESSTHAN 22-in x 34-in - DIMENSIONS AND NOTES TAKE PRECEDENCEAMDSNTNIELSEN ESTATES SUBDIVISION833 WEST HOYT PLACE, SLC, UT834 WEST 200 NORTH, SLC, UTJOB No:DWG:CLIENT:PH: 801 . 487 . 8040FX: 801 . 487 . 8668J&S PROPERTY DEVELOPMENT LLCA-101A ZONING EXHIBITPROJECT LOCATION 200 NORTH300 NORTH900 WEST HOYT PLACE900 WEST NOTE: THIS MAP IS COPIED FROM SLC ZONING MAP E ////[][][][][][][][][][] ////////////////////////////////////////////////////////////////////////////////////////////////////[]////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////173.03269.846 70.697173.04814.0298.898 E ////[][][][][][][][][][] ////////////////////////////////////////////////////////////////////////////////////////////////////[]////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////112.07160.978112.057173.048173.03270.697 143.00268.050157.0269.013 8.899 74.988Planning Engineering Surveying REVISIONS CHECKED BY: DRAWN BY: DESIGN BY: DATE: Salt Lake City, Utah 84101231 W 800 South Suite A SHEET02/18/2021 AMD FILENAME: O:\Mogharrab, Jeff\833 HOYT PL\Design\2020 06 01 Hoyt-Site Plan_Attached Single Family.dwg TAB: A-001 PLOT DATE AND TIME: 2/18/2021 11:46 AM Ward Engineering Group DO NOT SCALE THIS DRAWING. DRAWING IS REDUCED IF LESS THAN 22-in x 34-in - DIMENSIONS AND NOTES TAKE PRECEDENCE AMD SNT NIELSEN ESTATES SUBDIVISION 833 WEST HOYT PLACE, SLC, UT 834 WEST 200 NORTH, SLC, UTJOB No: DWG: CLIENT: PH: 801 . 487 . 8040 FX: 801 . 487 . 8668 J&S PROPERTY DEVELOPMENT LLC LEGEND200 NORTH HOYT PL ZONE R-1-7000ZONE SR-3ZONE R-1-5000EXISTING ZONING200 NORTH HOYT PL PROPOSED ZONING1/ 16" = 1' 0"1/ 16" = 1' 0"833W HOYTPLACE834W 200 N PARCEL ID08-35-406-018-0000PARCEL ID 08-35-406-019-0000833W HOYTPLACE834W 200 NEXISTING LOT LINE BETWEENPARCEL ID 08-35-406-018-0000 ANDPARCEL ID 08-35-406-019-0000PROPOSED LOT LINEBETWEEN PARCEL IN ZONE R-1-700AND PARCEL IN ZONE AND SR-3PARCEL ID 08-35-406-018-0000 IN ZONER-1-7000 (TO MAINTAIN EXISTING ZONING)PARCEL ID 08-35-406-019-0000 IN ZONER-1-5000 (TO BE REZONED INTO SR3)2020 06 01 Hoyt-Site Plan_Attached Single FamilyA-001ZONING PLANSREZONING TO ZONE SR-3825W HOYTPLACEPARCEL ID 08-35-406-022-0000PORTION OF NEIGHBORINGPARCEL TO BE PURCHASEDFOR DEVELOPMENTPARCEL ID 08-35-406-022-0000 IN ZONESR-3 (TO BE PURCHASED ANDMAINTAIN SR-3 ZONE) 5. MAILING LIST OWN_FULL_NAME OWN_ADDR OWN_CITY OWN_STATE OWN_ZIP JOHN GRIFFITHS 1021 E SOUTHTEMPLE ST SALT LAKE CITY UT 84102 RODNEY & MERILEE SABINO LIVING TRUST 05/19/2020 1064 E 400 S SALT LAKE CITY UT 84102 PAWPURR UT ALPHA, LLC 11257 S TRENT DR SOUTH JORDAN UT 84095 ANTONIO J VALDEZ; MELODY A VALDEZ (JT)121 S JEREMY ST SALT LAKE CITY UT 84104 MIKE ORTHNER 1216 N 900 E BOUNTIFUL UT 84010 Current Occupant 150 N 900 W Salt Lake City UT 84116 WYNETHA BRIDGEWATER; JAKE LEE (JT)155 N 700 W SALT LAKE CITY UT 84116 878-880 WEST 200 NORTH LLC 1590 N MANDALAY RD SALT LAKE CITY UT 84116 GREGORIO VASQUEZ TELLEZ; ARMIDA BLANCAS TELLEZ (JT)173 N 800 W SALT LAKE CITY UT 84116 Current Occupant 184 N 900 W Salt Lake City UT 84116 TRUST NOT IDENTIFIED 185 N WESTTEMPLE ST # 112 SALT LAKE CITY UT 84103 THOMAS E DEVROOM 213 N 800 W SALT LAKE CITY UT 84116 JOSE SANCHEZ 216 N 900 W SALT LAKE CITY UT 84116 DEAN A TRUJILLO; JENNIFER M TRUJILLO (JT)219 N 800 W SALT LAKE CITY UT 84116 Current Occupant 220 N 900 W Salt Lake City UT 84116 JOHN G STORRS 223 N 800 W SALT LAKE CITY UT 84116 MATT MERTLICH 228 N 900 W SALT LAKE CITY UT 84116 SHIREL WOODCOX 229 N 800 W SALT LAKE CITY UT 84116 APOLO T MAUAI; THELMA MAUAI (JT)230 N 900 W SALT LAKE CITY UT 84116 SWW LV TRST 234 N 900 W SALT LAKE CITY UT 84116 Current Occupant 235 N 800 W Salt Lake City UT 84116 ARAM NASR 236 N 900 W SALT LAKE CITY UT 84116 Current Occupant 241 N 800 W Salt Lake City UT 84116 LM TR 246 N 600 W SALT LAKE CITY UT 84116 EDWARD DEL RIO 246 N 900 W SALT LAKE CITY UT 84116 MARICRUZ L VARGAS 247 N 800 W SALT LAKE CITY UT 84116 JENNIFER SIMPSON 250 N 900 W SALT LAKE CITY UT 84116 Current Occupant 251 N 800 W Salt Lake City UT 84116 BERNADETTE DESCHINE 257 N 800 W SALT LAKE CITY UT 84116 Current Occupant 258 N 900 W Salt Lake City UT 84116 JORDAN K GREENE; AMANDA MALLORY FOSTE (JT)260 N 900 W SALT LAKE CITY UT 84116 JASON S HARDELL 266 N 900 W SALT LAKE CITY UT 84116 258N 900W, A SERIES OF RCJ PROPERTIES, LLC 267 E EAGLE RIDGE DR NORTH SALT LAKE UT 84054 Current Occupant 267 N 800 W Salt Lake City UT 84116 SMITH FAMILY TRUST 10/29/2019 311 PARK VIEW CIR BOUNTIFUL UT 84010 ORSON T PORTER; MARISA L PORTER (JT)371 E RENA AVE MIDVALE UT 84047 795 WASATCH PROPERTIES, LLC 4122 S 500 W MURRAY UT 84123 LLB IRR TR 420 N 1200 W SALT LAKE CITY UT 84116 HOYT PLACE DEVELOPMENT LLC 628 N PUGSLEY ST SALT LAKE CITY UT 84103 TANNER KNIGHT 696 E SPRUCE GLEN RD MURRAY UT 84107 J & S PROPERTY DEVELOPMENT, LLC 7318 S RACQUET CLUB DR COTTONWOOD HTS UT 84121 OLSEN FAMILY TRUST 08/16/2017 805 W 200 N SALT LAKE CITY UT 84116 MATHEW CODY BUNDERSON; TARYN ANNA BUNDERSON (JT)810 W 200 N SALT LAKE CITY UT 84116 GUILLERMO ENRIQUEZ; MARIA A ENRIQUEZ (TC)815 W 200 N SALT LAKE CITY UT 84116 Current Occupant 819 W 300 N Salt Lake City UT 84116 DURAEL SPIGHT; JESSICA SPIGHT (JT)821 W 300 N SALT LAKE CITY UT 84116 Current Occupant 823 W 200 N Salt Lake City UT 84116 Current Occupant 824 W HOYT PL Salt Lake City UT 84116 Current Occupant 825 W HOYT PL Salt Lake City UT 84116 SHEA M MEARS; MICHAEL ORTHNER (JT)826 W 200 N SALT LAKE CITY UT 84116 BECKY ROBINSON 827 W 200 N SALT LAKE CITY UT 84116 Current Occupant 829 W 300 N Salt Lake City UT 84116 Current Occupant 830 W 200 N Salt Lake City UT 84116 Current Occupant 831 W 300 N Salt Lake City UT 84116 Current Occupant 833 W 300 N Salt Lake City UT 84116 Current Occupant 833 W HOYT PL Salt Lake City UT 84116 Current Occupant 834 W 200 N Salt Lake City UT 84116 Current Occupant 834 W HOYT PL Salt Lake City UT 84116 MCCALL CHRISTENSEN 837 W 300 N SALT LAKE CITY UT 84116 SARA PARKER 840 W 200 N SALT LAKE CITY UT 84116 Current Occupant 841 W 300 N Salt Lake City UT 84116 Current Occupant 842 W HOYT PL Salt Lake City UT 84116 Current Occupant 843 W HOYT PL Salt Lake City UT 84116 ROSA D NEGRETE; PATTY CARDENAS (JT)845 W 300 N SALT LAKE CITY UT 84116 Current Occupant 845 W HOYT PL Salt Lake City UT 84116 PERRY E SPIGHT; MARGARET SPIGHT (JT)846 W 300 N SALT LAKE CITY UT 84116 Current Occupant 849 W 300 N Salt Lake City UT 84116 ALFONSO JR. ULIBARRI 852 W 200 N SALT LAKE CITY UT 84116 ARMANDO MIRANDA; ROSALBA MIRANDA (JT)858 W 200 N SALT LAKE CITY UT 84116 Current Occupant 858 W HOYT PL Salt Lake City UT 84116 AMBER SECKLETSTEWA; ERIC SECKLETSTEWA (JT)859 W HOYT PL SALT LAKE CITY UT 84116 Current Occupant 860 W HOYT PL Salt Lake City UT 84116 Current Occupant 861 W 300 N Salt Lake City UT 84116 Current Occupant 862 W 200 N Salt Lake City UT 84116 PETER M LASUO 866 W 200 N SALT LAKE CITY UT 84116 Current Occupant 867 W 300 N Salt Lake City UT 84116 MICHAEL WOLF HOFFMAN 872 W 200 N SALT LAKE CITY UT 84116 Current Occupant 878 W 200 N Salt Lake City UT 84116 WALGREEN CO PO BOX 1159 DEERFIELD IL 60015 JO ANN O TWISDALE; TOMMY M TWISDALE (TC)PO BOX 16915 SALT LAKE CITY UT 84116 960 W., LC PO BOX 1773 SALT LAKE CITY UT 84110 TRUMAN MARKETING LLC PO BOX 294 LAYTON UT 84041 Salt Lake City Planning Division Eric Daems PO BOX 145480 SALT LAKE CITY UT 84114