Transmittal - 11/15/2021ERIN 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: Redwood Road and Indiana Avenue Zoning Map Amendment
STAFF CONTACT: David J. Gellner, AICP, Senior Planner, david.gellner@slcgov.com
(385) 226-3860
DOCUMENT TYPE: Ordinance
RECOMMENDATION: That the City Council follow the recommendation of the Planning
Commission to approve an Ordinance to amend the zoning map for the subject properties,
changing them from R-1/5000 (Single-Family Residential) to R-MU-45 (Residential/Mixed
Use).
BUDGET IMPACT: None
BACKGROUND/DISCUSSION: Property owner Khiem Tran requesting that the City amend
the zoning map for two (2) properties located at 835 S Redwood Road and 1668 W Indiana Avenue
respectively. The property at 1668 W Indiana currently contains an individual single-family
dwelling while the other property is vacant. The applicant is requesting to change the zoning map
designation of the property from R-1/5,000 (Single-Family Residential) to R-MU-45
(Residential/Mixed Use). No specific site development proposal has been submitted at this time.
The change is consistent with changes identified in the Westside Master Plan which identified the
intersection of Redwood and Indiana as the location of a future Community Node. The Master
Plan is not being changed.
The subject properties are highlighted on the zoning map/aerial photo below.
October 18, 2021
Lisa Shaffer (Oct 19, 2021 16:00 MDT)
10/19/2021
10/19/2021
PUBLIC PROCESS:
• Notice of the project and request for comments sent to the Chair of the Poplar Grove
Community Council on March 25, 2021.
• Staff sent an early notification announcement of the project to all residents and property
owners located within 300 feet of the project site on March 25, 2021 providing notice
about the project and information on how to give public input on the project.
• Staff hosted an online Open House to solicit public comments on the proposal. The
Online Open House period started on March 29, 2021 and ended on May 10, 2021.
• No formal comments were submitted by the Poplar Grove Community Council.
• No public comments were submitted in relation to this proposal.
• A Planning Commission Public Hearing was held on June 9, 2021. By a majority vote of
4-2, the Planning Commission forwarded a Positive recommendation to City Council for
the proposed zoning map change.
Planning Commission (PC) Records
a) PC Agenda of June 9, 2021 (Click to Access)
b) PC Minutes of June 9, 2021 (Click to Access)
c) Planning Commission Staff Report of June 9, 2021 (Click to Access Report)
EXHIBITS:
1. Project Chronology
2. Notice of City Council Public Hearing
3. Original Petition
4. Mailing List
SALT LAKE CITY ORDINANCE
No. _____ of 2021
(Amending the zoning of the properties located at approximately 835 South Redwood Road and
1668 West Indiana Avenue from R-1/5,000 Single-Family Residential District to R-MU-45
Residential/Mixed Use District.)
An ordinance amending the zoning map pertaining to the properties located at 835 South
Redwood Road and 1668 West Indiana Avenue from R-1/5,000 Single-Family Residential
District to R-MU-45 Residential/Mixed Use District pursuant to Petition No. PLNPCM2021-
00249.
WHEREAS, the property owner, Khiem Tran, submitted a petition number
PLNPCM2021-00249 (the rezone petition ) to rezone the properties located at 835 South
Redwood Road and 1668 West Indiana Avenue (Tax ID Nos. 15-10-205-016 and 15-10-205-
017, respectively -1/5,000 Single-Family Residential District to R-
MU-45 Residential/Mixed Use 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; and
WHEREAS, at its June 9, 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 ; 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 Properties located at 835 South Redwood Road and 1668
West Indiana Avenue, more particularly described and
incorporated by reference shall be and hereby are rezoned from R-1/5000 Single-Family
Residential District to R-MU-45 Residential/Mixed Use District.
SECTION 2.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 ______________,
2021.
______________________________
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
Date:__________________________________
By: ___________________________________
Hannah Vickery,Senior City Attorney
6/17/2021
Legal Description for the Properties to be Rezoned:
Address: 835 South Redwood Road
Tax ID No. 15-10-205-016
LOT 2, TRAN SUBDIVISION
Contains 5,663 sq feet or 0.13 acres more or less.
Address: 1668 West Indiana Avenue
Tax ID No. 15-10-205-017
LOT 1, TRAN SUBDIVISION
Contains 6,432 sq feet or 0.1456 acres more or less.
TABLE OF CONTENTS
1. Project Chronology
2. Notice of City Council Public Hearing
3. Original Petition
4. Mailing List
1. Project Chronology
PROJECT CHRONOLOGY
PETITION: PLNPCM2021-00249 - Redwood Road & Indiana Avenue
Zoning Map Amendment
March 22, 2021 Petition for the zoning map amendment received by the Salt Lake
City Planning Division
March 23, 2021 Petition assigned to David Gellner, Principal Planner, for staff
analysis and processing.
March 25, 2021 Information about the proposal was sent to the Chair of the Poplar
Grove Community Council in order to solicit public comments and
start the 45-day Recognized Organization input and comment
period.
March 25, 2021 Staff sent an early notification announcement of the project to all
residents and property owners living within 300 feet of the project
site providing information about the proposal and how to give
public input on the project.
March 29, 2021 Staff hosted an online Open House to solicit public comments on
the proposal. The Online Open House period started on March 29,
2021 and ended on May 10, 2021.
May 10, 2021 The 45-day public comment period for Recognized Organizations
ended. No formal comments were submitted to staff by the
recognized organizations to date related to this proposal.
May 27, 2021 Public notice posted on City and State websites and sent via the
Planning list serve for the Planning Commission meeting of May
26, 2021. Public hearing notice mailed.
May 27, 2021 Public hearing notice sign with project information and notice of
the Planning Commission public hearing physically posted on the
properties.
May 27, 2021 The Planning Commission held a Public Hearing on June 9, 2021.
By a majority vote of 4-2, the Planning Commission forwarded a
Positive recommendation to City Council for the proposed zoning
map change.
2. Notice of City Council Public Hearing
NOTICE OF PUBLIC HEARING
The Salt Lake City Council is considering Petition PLNPCM2021-00249 – Zoning Map
Amendment at Redwood Road & Indiana Avenue – Khiem Tran, the property owner is requesting
that the City amend the zoning map for two (2) properties located at 835 S Redwood Road and
1668 W Indiana Avenue respectively. The property at 1668 W Indiana currently contains an
individual single-family dwelling while the other property is vacant. The applicant is requesting
to change the zoning map designation of the property from R-1/5,000 (Single-Family
Residential) to R-MU-45 (Residential/Mixed Use). No specific site development proposal has
been submitted at this time. The change is consi stent with changes identified in the Westside
Master Plan which identified the intersection of Redwood and Indiana as the location of a future
Community Node. The Master Plan is not being changed. The property is located within Council
District 2, represented by Dennis Faris. (Staff contact: David J. Gellner at (385) 226 -3860 or
david.gellner@slcgov.com )
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 hearing will be held
electronically:
DATE:
TIME: 7:00 p.m.
PLACE: This will be an electronic meeting pursuant to Salt Lake City Emergency
Proclamation No.2 of 2020(2)(b). Please visit
https://www.slc.gov/council/news/featured-news/virtually-attend-city-
council-meetings/ to learn how you can share your comments live during
electronic City Council meetings. If you would like to provide feedback or
comment, via email or phone, please contact us at: 801-535-7654 (24-
Hour comment line) or by email at: council.comments@slcgov.com .
If you have any questions relating to this proposal or would like to review the file, please call
David Gellner at 385-226-3860 between the hours of 8:00 a.m. and 5:00 p.m., Monday through
Friday or via e-mail at david.gellner@slcgov.com
People with disabilities may make requests for reasonable accommodation, which may include
alternate formats, interpreters, and other auxiliary aids and services. 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.(P 19-19)
3. Original Petition
Zoning Map Amendment - Khiem Tran
Date:
Mar. 18, 2021
Project Description
A statement declaring the purpose for the amendment.
The Westside community identified several existing and potential community nodes
during outreach and engagement activities. Some nodes were clearly popular choices:
Redwood Road at Indiana Avenue is an example of a potential node that was
mentioned.
The two properties that have Parcel #15102050160000 and 15102050170000 located
at 835 S Redwood Road and 1668 W Indiana Avenue Salt Lake City, UT, 84104,
respectively, are currently zoned as R-1/5000 (single-family residential), and I propose
to change the zone to RMU-45.
A description of the proposed use of the property being rezoned.
My buildings would support the Westside Master Plan, which designates the
intersection of Redwood Road and Indiana Avenue as a "Community Node". Rezoning
the property to RMU-45 would allow me to build a complex that supports multi-family
apartments and commercial/retail business rather than two single-family homes.
Specifically, the ground level of the buildings would be for commercial/retail business.
The upper levels would be multi-family apartments. Each floor would have three to four
apartments, with either two or three bedrooms and approximately 1200-1400 square
feet per apartment. This would promote the desired reinvestment and redevelopment
that the Westside Master Plan describes. This location would be appealing to families
with easy access to Salt Lake City and the freeway.
These buildings would promote reinvestment and redevelopment in the Westside
community through changes in land use, improved public infrastructure, and community
investment. Businesses such as grocery stores, clothing stores, fast food and sit-down
restaurants, and offices would be convenient for both the nearby single-family homes,
multi-family residents, and the nearby industrial employees.
The Westside Master Plan emphasizes the need to "maximize use of property”.
Allowing property owners at the identified community nodes to take full advantage of
their properties to add density and commercial intensity to the area will be the best use
for the property and its community. A certain percentage of residential development
should be required for developments over a certain size, and the density benchmarks
should be between 25 to 50 dwelling units per acre. Developers should be encouraged
to aim for three to four stories in height, provided appropriate buffering and landscaping
can make the new development compatible with any surrounding single-family
development.
List the reasons why the present zoning may not be appropriate for the area.
1 - The other three corners at the intersection of Redwood Road and Indiana Ave. are
currently zoned for commercial use. The northwest and southwest corners are already
commercial buildings, and the large property adjacent to the property at the southeast
corner is also a commercial building, meaning that it would not be ideal to build two
single-family homes at the intersection.
2 - The intersection of Redwood Road and Indiana Ave. is one of the entrances to
downtown, so it needs to have an aesthetically-pleasing building to welcome people
downtown instead of two simple single-family homes.
3 - Multi-family dwelling units may require less land than a single-family home.
My proposal to rezone the properties will create a new look at the Redwood
Road at Indiana Avenue Community Node and also contribute a part to making the
Community Node more attractive to the community and also support the designations of
the Westside Master Plan’s expectations. Because of the reasons stated, my proposal
to rezone my properties will benefit the Community Node and its residents.
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PROPOSAL 1: MIXED USE
DOOR DOORDOORSTOREFRONT STOREFRONTSTOREFRONTRETAIL 1 RETAIL 2 RETAIL 3
ARCHITECTURAL DESIGN CONCEPT OF PROPERTY
AT 835 S REDWOOD RD. AND 1668 INDIANA AVE.
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BACK ELEVATION (EAST)
PROPOSAL 2: TOWNHOMES
ARCHITECTURAL DESIGN CONCEPT OF PROPERTY
AT 835 S REDWOOD RD. AND 1668 INDIANA AVE.
4. Mailing List
OWN_FULL_NAME OWN_ADDR OWN_CITY OWN_STATE OWN_ZIPVU LINH CAO 1785 MAPLE HILLS DR. BOUNTIFULUT 84010RUSTED SPUR LLC 1717 S REDWOOD RD SALT LAKE CITY UT 84104SILVER ANTLER, LLC 1717 S REDWOOD RD SALT LAKE CITY UT 84104BKR HOLDINGS, LLC5845 CRESTRIDGE ROAD BILLINGS MT 59101GARY D TAYLOR 1676 W 800 S SALT LAKE CITY UT 84104THANH V TRAN TRUST 08/21/2017; HUONG T.M. LE TR 2852 W MATTERHORN DR TAYLORSVILLE UT 84129MARGARET VALERIO 1660 W 800 S SALT LAKE CITY UT 84104GUSTAVO CARRILLO; MELITZA MEJIA CENTENO 1652 W 800 S SALT LAKE CITY UT 84104BLAKE A BACKUS; JERALD J THOMPSON (JT) 1644 W 800 S SALT LAKE CITY UT 84104ROGELIO RODRIGUEZ 1675 W 800 S SALT LAKE CITY UT 84104THANH V TRAN TRUST 08/21/2017; HUONG T.M. LE TR 2852 W MATTERHORN DR TAYLORSVILLE UT 84129KENT V LIVINGSTON 1659 W 800 S SALT LAKE CITY UT 84104RANDY L BINGHAM; SERENA L BINGHAM 1651 W 800 S SALT LAKE CITY UT 84104RENE LEYVA 1643 W 800 S SALT LAKE CITY UT 84104RICHARD W YOUNG 1635 W 800 S SALT LAKE CITY UT 84104BRANDON PERRY 1656 W INDIANA AVE SALT LAKE CITY UT 84104BLUEMOUNTAIN INC 2441 S 1560 W WOODS CROSS UT 84087ANTONIO A FUENTES; MARIA R FUENTES (JT) 1644 W INDIANA AVE SALT LAKE CITY UT 84104MIKE NIELSON; KELLY E NIELSON (JT) 1638 W INDIANA AVE SALT LAKE CITY UT 84104KHIEM T TRAN; YEN TRAN (JT) 5830 S STONE BLUFF WY SALT LAKE CITY UT 84118D. AMY WILLIAMS 1657 W INDIANA AVE SALT LAKE CITY UT 84104D E WILLIAMS 1651 W INDIANA AVE SALT LAKE CITY UT 84104JAMES A LEROY; LISA M LEROY (JT) 1647 W INDIANA AVE SALT LAKE CITY UT 84104MARY ROBERTS 1639 W INDIANA AVE SALT LAKE CITY UT 84104HASIB ODOBASIC 6308 S TIMPANOGOS WY TAYLORSVILLE UT 84129APPLIED INSTALLATION AND ERECTION INC 875 S REDWOOD RD SALT LAKE CITY UT 84104UTAH DEPARTMENT OF TRANSPORTATION PO BOX 148420 SALT LAKE CITY UT 84114Current Occupant 836 S REDWOOD RD Salt Lake City UT 84104Current Occupant 762 S REDWOOD RD Salt Lake City UT 84104Current Occupant 1720 W INDIANA AVE Salt Lake City UT 84104Current Occupant 850 S REDWOOD RD Salt Lake City UT 84104Current Occupant 1668 W 800 S Salt Lake City UT 84104Current Occupant 811 S REDWOOD RD Salt Lake City UT 84104Current Occupant 1667 W 800 S Salt Lake City UT 84104Current Occupant 1648 W INDIANA AVE Salt Lake City UT 84104Current Occupant 835 S REDWOOD RD Salt Lake City UT 84104Current Occupant 1668 W INDIANA AVE Salt Lake City UT 84104Current Occupant 1633 W INDIANA AVE Salt Lake City UT 84104Salt Lake City Planning ‐ David GellnerPO BOX 145480 Salt Lake City UT 84114