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Entity Staff Report - 10/8/2021COUNCIL STAFF REPORT CITY COUNCIL of SALT LAKE CITY TO:City Council Members FROM: Nick Tarbet, Policy Analyst DATE: October 5, 2021 RE: Text amendment: Technology Related Land Use Text Amendments PLNPCM2021-00511 PROJECT TIMELINE: Briefing October 5, 2021 Set Date: October 5, 2021 Public Hearing: Nov 9, 2021 Potential Action: Nov 16, 2021 ISSUE AT-A-GLANCE The Council will hold a briefing on the proposed Bio-medical, Technology Facility, Medical Laboratory, Research and Development Facility, and Data Center Zoning Text Amendment. The proposed amendment, initiated by Mayor Erin Mendenhall, would add Biomedical Uses, Data Centers and Technology Uses to the zoning code and modify definitions and the land use tables for medical related laboratories and research and development facilities. The proposal updates the zoning code and does the following: Adds Biomedical, Technology Facility, and Data Center as defined terms in the zoning code and adds the uses to the land use tables as permitted uses in certain zoning districts. Adds a qualifying provision as a footnote to the land use tables related to Biomedical uses that would prohibit uses that produce hazardous waste from being located within ½ mile of a residential use. Modifies and merges several defined land-uses into one use called “Laboratory, medical related” and updates the land use tables. Updates the defined land use “research and development facility” so the definition reflects the nature of the use and expands where the use is allowed in the land use tables. The Planning Commission forwarded a positive recommendation to the City Council. ADDITIONAL INFORMATION Page | 2 The following section provides the definition for the new and amended land uses. Maps of where each use will be allowed citywide are included in the Planning Commission staff report, pages 1-6. Each of the uses would be classified as permitted in the land use tables. Included along with the map of where each use would be permitted in the Planning Commission staff report is an explanation of why it is appropriate for these to be permitted uses instead of conditional. In general, Planning staff found these types of uses produce similar impacts to uses that are already permitted in the zoning districts. Biomedical Land Uses: (Pages 1-2 Planning Commission Staff Report) Proposed definition: An establishment that performs research and development in the field of medicine and produces biologic, biomedical, or pharmaceutical products. A bio-medical facility is not a hospital, health care facility, medical incinerator, or medical office. Technology Facility (Pages 3-4 Planning Commission Staff Report) Proposed definition: An establishment that is engaged in research, development, production, service, or related functions that uses technology to produce, deliver, or maintain data, information, equipment, computers, or related accessories or services to others. A technology facility is not a bio-medical facility or a research and development facility Laboratory, Medical Related (Pages 4-5 Planning Commission Staff Report) Proposed Definition: An establishment that performs research and analysis of medical tests and biologic samples collected for the purpose of medical diagnosis. A medical related laboratory is not a bio-medical facility. Research and Development Facilities (Page 5-6 Planning Commission Staff Report) Proposed Definition: An establishment comprised of one or more structures used primarily for applied and developmental research conducted entirely indoors. The use may include testing to determine the physical qualities of already manufactured materials or materials used in the manufacturing of a prototype. Research and development facility is not a bio-medical facility or light manufacturing. Data Center (permitted in the M1, M2 and BP zoning districts) Proposed Definition: An establishment that centralizes information technology operations and equipment for the purposes of storing, processing, and disseminating data and applications. The Planning commission staff report notes concerns about the amount of water usage of Data Centers. Planning staff noted they are currently processing a text amendment that would prohibit land uses that consume more than 300,000 gallons of water per day. This may effectively result in data centers not being built in the city if the Council were to adopt that text amendment. o The Planning Commission forwarded a favorable recommendation on September 22 for the Significant Water Consuming Land Uses Text Amendment. PUBLIC PROCESS Page | 3 Online Storyboard and survey posted on Planning Division o Survey was accessible from May 21, 2021 to July 31, 2021. Notice sent to all recognized organizations o Downtown and Sugar House Community councils requested presentations The Planning Commission held a public hearing on August 25, 2021 City Council // October 5, 2021 TECH RELATED LAND USES •Creates new land use definitions •Bio-medical Facility •Technology Facility •Data Center •Modifies existing land use definitions •Medical Laboratory •Research and Development Facility •Updates land use tables •Adds new uses •Deletes repetitive uses THIS PROPOSAL: Salt Lake City // Planning Division BIOMEDICAL FACILITIES An establishment that performs research and development in the field of medicine and produces biologic, biomedical, or pharmaceutical products. A bio-medical facility is not a hospital, health care facility, medical incinerator, or medical office. Salt Lake City // Planning Division BIOMEDICAL FACILITIES Salt Lake City // Planning Division BIOMEDICAL FACILITIES Where they would be allowed *Prohibited within ½ mile of a residential use if the facility produces hazardous or radioactive 223 waste as defined by the Utah Department of Environmental Quality administrative rules. Zoning District Bio-Medical* RB Residential Business R-MU-35 Residential Mixed-Use District R-MU-45 Residential Mixed-Use District RMU Residential Mixed-Use District RO Residential Office CB Community Business District CC Corridor Commercial District P CS Community Shopping District P CG General Commercial District P CSHBD Sugar House Business District P TSA-UC Transit Station Area Urban Center Core P TSA-UC Transit Station Area Urban Center Transition TSA-UN Transit Station Area Urban Neighborhood Core P TSA-UN Transit Station Area Urban Neighborhood Transition TSA-MUEC Transit Station Area Mixed Use Employment Center Core P TSA-UN Transit Station Area Mixed Use Employment Center Transition TSA-SP Transit Station Area Special Purpose Core P TSA-SP Transit Station Area Special Purpose Transition D-1 Central Business District P D-2 Downtown Support District P D-3 Downtown Warehouse/Residential District P D-4 Downtown Secondary Central Business District P GMU Gateway Mixed Use District P FB-SC Form Based Special Purpose Corridor District P FB-SE Form Based Special Purpose Edge District FB-UN2 Form Based Urban Neighborhood District P FB-UN3 Form Based Urban Neighborhood District P M-1 Light Industrial P M-2 Heavy Manufacturing P BP Business Park District P RP Research Park District P UI Urban Institutional District P I Institutional MU Mixed Use District P TECHNOLOGY FACILITIES An establishment that is engaged in research, development, production, service, or related functions that uses technology to produce, deliver, or maintain data, information, equipment, computers, or related accessories or services to others. A technology facility is not a bio-medical facility or a research and development facility Salt Lake City // Planning Division TECHNOLOGY FACILITY Salt Lake City // Planning Division TECHNOLOGY FACILITY Where they would be allowed Zoning District Technology facility RB Residential Business R-MU-35 Residential Mixed-Use District P R-MU-45 Residential Mixed-Use District P RMU Residential Mixed-Use District P RO Residential Office P CB Community Business District CC Corridor Commercial District P CS Community Shopping District P CG General Commercial District P CSHBD Sugar House Business District P TSA-UC Transit Station Area Urban Center Core P TSA-UC Transit Station Area Urban Center Transition P TSA-UN Transit Station Area Urban Neighborhood Core P TSA-UN Transit Station Area Urban Neighborhood Transition P TSA-MUEC Transit Station Area Mixed Use Employment Center Core P TSA-UN Transit Station Area Mixed Use Employment Center Transition P TSA-SP Transit Station Area Special Purpose Core P TSA-SP Transit Station Area Special Purpose Transition P D-1 Central Business District P D-2 Downtown Support District P D-3 Downtown Warehouse/Residential District P D-4 Downtown Secondary Central Business District P GMU Gateway Mixed Use District P FB-SC Form Based Special Purpose Corridor District P FB-SE Form Based Special Purpose Edge District P FB-UN2 Form Based Urban Neighborhood District P FB-UN3 Form Based Urban Neighborhood District P M-1 Light Industrial P M-2 Heavy Manufacturing P BP Business Park District P RP Research Park District P UI Urban Institutional District P I Institutional MU Mixed Use District P DATA CENTERS DATA CENTER: An establishment that centralizes information technology operations and 281 equipment for the purposes of storing, processing, and disseminating data and applications. Subject to High Water Consuming Land Use Regulations Salt Lake City // Planning Division DATA CENTER Permitted in: •M-1 Light Manufacturing •M-2 Heavy Manufacturing •BP Business Park MEDICAL RELATED LABORATORIES An establishment that performs research and analysis of 284 medical tests and biologic samples collected for the purpose of medical diagnosis. A medical 285 related laboratory is not a bio-medical facility. Salt Lake City // Planning Division MEDICAL RELATED LABORATORY Salt Lake City // Planning Division MEDICAL RELATED LABS Where they would be allowed Zoning District Laboratory, Medical Related RB Residential Business P R-MU-35 Residential Mixed-Use District P R-MU-45 Residential Mixed-Use District P RMU Residential Mixed-Use District P RO Residential Office P CB Community Business District P CC Corridor Commercial District P CS Community Shopping District P CG General Commercial District P CSHBD Sugar House Business District P TSA-UC Transit Station Area Urban Center Core P TSA-UC Transit Station Area Urban Center Transition P TSA-UN Transit Station Area Urban Neighborhood Core P TSA-UN Transit Station Area Urban Neighborhood Transition P TSA-MUEC Transit Station Area Mixed Use Employment Center Core P TSA-UN Transit Station Area Mixed Use Employment Center Transition P TSA-SP Transit Station Area Special Purpose Core P TSA-SP Transit Station Area Special Purpose Transition P D-1 Central Business District P D-2 Downtown Support District P D-3 Downtown Warehouse/Residential District P D-4 Downtown Secondary Central Business District P GMU Gateway Mixed Use District P FB-SC Form Based Special Purpose Corridor District P FB-SE Form Based Special Purpose Edge District P FB-UN2 Form Based Urban Neighborhood District P FB-UN3 Form Based Urban Neighborhood District P M-1 Light Industrial P M-2 Heavy Manufacturing P BP Business Park District P RP Research Park District P UI Urban Institutional District P I Institutional P MU Mixed Use District P RESEARCH AND DEVELOPMENT FACILITIES An establishment that performs research and analysis of 284 medical tests and biologic samples collected for the purpose of medical diagnosis. A medical 285 related laboratory is not a bio-medical facility. Salt Lake City // Planning Division RESEARCH AND DEVELOPMENT FACILITY Salt Lake City // Planning Division RESEARCH AND DEVELOPMENT FACILITY Where they would be allowed Zoning District Research/ Development Facility RB Residential Business R-MU-35 Residential Mixed-Use District R-MU-45 Residential Mixed-Use District RMU Residential Mixed-Use District P RO Residential Office P CB Community Business District CC Corridor Commercial District P CS Community Shopping District P CG General Commercial District P CSHBD Sugar House Business District P TSA-UC Transit Station Area Urban Center Core P TSA-UC Transit Station Area Urban Center Transition P TSA-UN Transit Station Area Urban Neighborhood Core P TSA-UN Transit Station Area Urban Neighborhood Transition P TSA-MUEC Transit Station Area Mixed Use Employment Center Core P TSA-UN Transit Station Area Mixed Use Employment Center Transition P TSA-SP Transit Station Area Special Purpose Core P TSA-SP Transit Station Area Special Purpose Transition P D-1 Central Business District P D-2 Downtown Support District P D-3 Downtown Warehouse/Residential District P D-4 Downtown Secondary Central Business District P GMU Gateway Mixed Use District P FB-SC Form Based Special Purpose Corridor District P FB-SE Form Based Special Purpose Edge District P FB-UN2 Form Based Urban Neighborhood District P FB-UN3 Form Based Urban Neighborhood District P M-1 Light Industrial P M-2 Heavy Manufacturing P BP Business Park District P RP Research Park District P UI Urban Institutional District P I Institutional P MU Mixed Use District P