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Entity Staff Report - 11/15/2021COUNCIL STAFF REPORT CITY COUNCIL of SALT LAKE CITY TO:City Council Members FROM: Nick Tarbet, Policy Analyst DATE: November 16, 2021 RE:Rezone: 835 S Redwood Road & 1668 W Indiana Avenue from R-1/5,000 to R-MU-45 PLNPCM2021-00249 PROJECT TIMELINE: Briefing: November 16, 2021 Set Date: November 16, 2021 Public Hearing: Dec 7, 2021 Potential Action: Dec 7 or 14 2021 ISSUE AT-A-GLANCE The Council will receive a briefing about a proposal that would amend the zoning of properties 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). The property at 1668 West Indiana currently contains an individual single-family dwelling while the other property is vacant. No specific site development proposal has been submitted at this time. However, the applicant has indicated that if the zoning change is approved, they intend to consolidate the parcels and develop a mixed use on the combined property with ground floor commercial/retail and upper floor apartments. 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 Planning Commission held a public hearing on June 9, 2021 and forwarded a positive recommendation to the City Council by a majority vote of 4-2. Page | 2 Vicinity and Zoning Map (pages 2-3 of the Planning Commission Staff report) ADDITIONAL INFORMATION Page | 3 Pages 3-6 of the Planning Commission staff reports includes a discussion about the key issues identified by the Planning Staff. A short summary of those is provided below. See the Planning Commission staff report to view the full analysis. 1. Neighborhood and City-Wide Master Plan Considerations Planning Staff found the proposed change is generally in compliance with the Westside Master Plan and vision for this intersection as a future Community Node. A community Node is defined as: o Community nodes are larger in scale than their neighborhood counterparts because they generally offer retail and services that attract people from a larger area. While some existing community nodes do not have residential components, new developments at these locations should incorporate housing. These nodes provide good opportunities to add density with multifamily residential units. Densities should be on the order of 20 to 30 dwelling units per acre with appropriate building forms to complement adjacent lower density uses if necessary. Accessory dwelling units (ADUs), which are fully separate dwelling units that are located on the same lot as the primary residence, may be appropriate at community nodes. ADUs are an effective way to increase density within the stable areas, especially with the community’s deep single-family lots. Retailers such as grocery stores, clothing stores or small professional offices are appropriate anchors for community nodes. These nodes can also be anchored around or include institutional uses, such as churches, schools or daycares. Community nodes should be comfortable and safe for pedestrians and bicyclists while providing some off- site parking that is located behind or to the side of the buildings. Developments around these type of nodes should also be accessible to regular public transportation service.” Planning Staff found the proposed zoning map amendment and overall project is aligned with the vision and guiding principles contained in Plan Salt Lake and are supported by policies and strategies that encourage neighborhoods: that provide a safe environment and opportunity for social interaction, provide people with choices about where they live and support local businesses. 2. Change in Zoning and Compatibility with Adjacent Properties Planning staff found given the location of the property and surrounding zoning, the change in zoning from R-1/5000 to R-MU-45 on these properties would be appropriate in the context of the area and would not lead to changes that are out of character or incompatible with the existing development in the area. The requested R-MU-45 zoning allows for commercial, multi-family and mixed uses that are not allowed under the current zoning. Since the proposed zone abuts single family residential zoning, the height limit in the R-MU-45 zoning district would be strictly limited to 45-feet. o There is not a process to exceed that height. Page | 4 When abutting single or two-family zoning, a landscaping buffer of 10-feet would be required. The side yard setback would have to be increased one foot (1') for every one foot (1') increase in height above thirty feet (30') on the subject property. o The building may be stepped so taller portions of a building are farther away from the side property line 3. Housing Mitigation Loss Requirements If the properties are developed strictly for a commercial use without a residential component, the removal of the existing dwelling would be subject to the provisions of Chapter 18.97 – Mitigation of Residential Housing Loss of City Code. o The applicant would have to pay a mitigation fee for removing the existing housing unit. o The application and process would be reviewed by the Housing Advisory and Appeals Board (HAAB). Note: The Council may wish to ask the Administration for a status update on potential changes to the Housing Loss Mitigation program and Gentrification/Displacement study. 4. Consideration of Alternate Zoning Districts Planning Staff considered and analyzed different zoning districts for the property, including; Corridor Commercial, Residential Mixed Used-35. But ultimately supported the applicant’s request for R-MU-45. PUBLIC PROCESS The public process is outlined on page two of the transmittal letter. It met the standard requirements of noticing surrounding property owners, informing the Community Council and a public hearing at the Planning Commission. No formal comments have been submitted, nor objections raised in regard to the proposed changes.