HomeMy WebLinkAboutTSA Score Letter - 830 W Emeril AvePLANNING DIVISION
ERIN MENDENHALL NICK NORRIS
MAYOR DIRECTOR
April 26, 2023
Jeff Douglas & Pierre Langue
Axis Architects
927 S. State Street
Salt Lake City, UT 84111
RE: Transit Station Area Development Score Review for Petition
#PLNTSD2023-00097 at 830, 842, & 846 W Emeril Ave – Emeril 2 - Townhomes
Jeff and Pierre,
This letter is a notification of the development score review as determined by the Planning Department
staff. Pursuant to chapter 21A.10 of the Salt Lake City Zoning Ordinance, a notice of application was sent
out on April 11th, 2023. The noticing period ended on April 25th, 2023. No response was received from
abutting property owners related to the project.
After completing a review of the revised plans, staff has given all four proposed buildings a score of 128
out of the submitted 128.
Please see attached scoring sheets for more information. This means that no public hearing is required,
and the project is now authorized to go through the standard building permit process. The project is
approved with the following conditions:
•Any significant changes made to the approved plans, elevations or site plan must be approved by the
Planning Department.
As the applicant, you have the option to appeal this development score review to the Planning
Commission. If you choose to appeal, a public hearing will be required per the requirements of the Salt
Lake City Zoning Ordinance.
If you are satisfied with the score given, you can continue with your building permit submittal with
Building Services. A full zoning review will be completed as part of the building permit review to verify
that the drawings submitted for your building permit comply with the applicable zoning requirements.
Additionally, the plans submitted for your development score will be compared with the plans submitted
for your building permit, and you will be notified if there are any discrepancies between the two sets. If
you have any further questions about the Planning Department process, please contact me at 801-535-
7168 or by e-mail at: trevor.ovenden@slcgov.com
Sincerely,
Trevor Ovenden
Associate Planner
Enc.
•TSA Score Sheet
•Preliminary Zoning Review
Transit Station Area Development Guidelines Checklist
See full Design Guideline document for all applicable point details.
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(Unless otherwise noted, points may only
be obtained from one item in each
guideline section.)
GUIDELINE SECTION ITEM DESCRIPTION VA
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More than 50 dwelling units per acre;
Buildings that are up to 80% of the allowable building height; or
Buildings with a Floor to Lot Area ration of 3 or more. 20 20 20
More than 30 dwelling units per acre;
Buildings that are up to 70% of the allowable building height; or
Buildings with a floor to lot area ratio of 2 or more.
15
More than 20 dwelling units per acre;
Buildings that are at least 60% of the allowable building height; or
Buildings with a floor to lot area ratio of 1 or more.
10
More than 25 dwelling units per acre;
Buildings that are up to 80% of the allowable building height; or
Buildings with a Floor to Lot Area ratio of 2 or more.12
More than 20 dwelling units per acre;
Buildings that are up to 70% of the allowable building height; or
Buildings with a floor to lot area ratio of 1.5 or more.8
More than 15 dwelling units per acre;
Buildings that are at least 60% of the allowable building height; or
Buildings with a floor to lot area ratio of 1 or more.
5
100% of the gross floor area on the ground floor is dedicated to a use
different than what is on the floors above. 20
At least 75% of the gross floor area on the ground floor is dedicated
to a use different than what is on the floors above. 15
At least 50% of the gross floor area on the ground floor is dedicated
to a use different than what is on the floors above.10
A project that includes at least two uses that are different than existing
uses on adjacent properties.
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1.A. Intensity and Density of Use
(Applicable to Core Area Only.)
A project that meets at least one of the
following requirements:
1.B. Intensity and Density of Use
(Applicable to Transition Area only.)
A project that meets at least one of the
following requirements:
2. Integrated Mixed of Uses:
If the ground floor of a building is
designed for retail, restaurant, or other use
other than residential on the ground floor.
The guideline applies to street facing
habitable space only and not the entire
ground floor area. The following points
shall be added to the development score:
NOTES
Greater than 50 units per acre
July 2017 1 of 18 Subtotal (For Page):
Transit Station Area Development Guidelines Checklist
See full Design Guideline document for all applicable point details.
33% or more of the total dwelling units.
40
20% or more of the total dwelling units.
30
10% or more of the total dwelling units.
20
Areas rated 5 or greater
20
Area rated 3 or greater
10
33% or more of the total dwelling units.8
15% or more of the total dwelling units 5
10% or more of the total dwelling units.3
A minimum of 1500 square feet.
15
A minimum of 1000 square feet
10
A minimum of 500 Square feet 5
50% or more of the existing surface parking lot is covered by new
buildings.15
35% or more of the existing surface parking lot is covered by new
buildings.10
25% or more of the existing surface parking lot is covered by new
buildings.5
A new building that meets the standards of the TSA zoning district
and replaces a building that does not meet the standards.
10 10 10
A project that includes replacing a nonconforming use with a use that
is allowed in the TSA zoning district.
5
8. Removal of Billboards
A project that includes redevelopment of a
site containing a billboard:
An existing billboard is legally removed by the developer as part of a
redevelopment project.
10
The project utilizes a roof design, such as a landscaped roof, that is
intended to reduce energy use, storm drainage runoff or other similar
sustainable policy of the City.
10
The project utilizes landscape designs and materials that conserves
energy, reduces the urban heat island, conserves water, retains or
reuses storm drainage or other similar sustainable policy of the City.
Documentation must be provided to indicate how the project will
incorporate this guideline.
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5. Community Serving Uses
Projects the include the following area of
community serving uses:
(Refer to Guidelines for qualifying uses.)
6. Redevelopment of Surface Parking
Lots
A project that includes the redevelopment
of an existing surface parking lot to an
active use or structured parking:
7. Redevelopment of Nonconforming Use
or Noncomplying Building
A project that includes redevelopment of a
site containing a nonconforming use or
non-complying building:
4. Accessible Dwelling Units
A project which includes dwelling units
designed as ADA accessible:
3.A. Mixed Income Housing
A project that includes affordable housing
available to those with 60% or less of the
median household income of the City for
sale or lease shall have the following
number of points added to the
development score:
3.B. Mixed Income Housing
An affordable housing project that is
located in an area identified in the
“Opportunity Index” map (as used in the
latest available Utah Housing Corporation
Allocation Plan) or its successor as
determined by the Planning Director, with
a rating of at least 3 or greater shall
receive the following points:
9. Sustainable Site and Open Space
Design
A project that incorporates adopted
sustainable policies of the City:
(Points may be obtained from both
items.)
Project will replace several noncomplying
buildings
July 2017 2 of 18 Subtotal (For Page):
Transit Station Area Development Guidelines Checklist
See full Design Guideline document for all applicable point details.
Platinum 50
Gold 40
Silver 30
1.The project is certified as having 100%of its energy needs served
by renewable power either from on or off-site sources.If development
relies on off-site power,documentation must be provided showing at
least 20 year commitment to power source 50
2.The project is certified as having 50%its energy needs served by
renewable power either from on or off-site sources.If development
relies on off-site power,documentation must be provided showing at
least 20 year commitment to power source
25
3.Solar array:5 points for every 500 square feet of solar panels.
Maximum 20 points.20
4. Geothermal heating and cooling systems 10
5.The project is designed with passive,energy efficient features that
include awnings or solar shades over all windows,or other similar
passive energy saving features. 5
Architectural detailing is wrapped around all four sides.See guideline
document for specific detailing requirements. 20
Architectural detailing is wrapped around both side facades of a
building,but not on the rear façade.See guideline document for
specific detailing requirements.
15
Local Register:New construction,major alterations and additions
that are approved by the Historic Landmark Commission that include
reuse of the site.40
National Register:State Historic Preservation Office review and
approval of exterior alterations to buildings not locally designated,
but on the national register and seeking federal tax credits
40
Projects that are adjacent to a local or national designated property
that are compatible with the historic property through building mass
and bulk,setbacks and design features as determined by the Planning
Director 20
Local Register:Projects that receive administrative approval in
accordance with Zoning Ordinance Section 21A.34.020.5
Projects that add historically significant sites to the Salt Lake City
Register of Cultural Resources if they qualify as defined in Zoning
Ordinance Section 21A.34.
50
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10. Green Building
The following points will be awarded
based on the level of LEED certification:
11. Energy Efficiency
Projects that incorporate energy efficiency
into the design of the project shall have
the following points added to the
development score:
(For guidelines 1 through 4, points may
only be obtained from one item. Points
from guidelines 1 through 4 may be
combined with points from guideline 5.)
12. 360 Degree Architecture
A project that incorporates architecture
features on building facades that are not
adjacent to a street:
(See Guideline for required elements.)
13. Historic Preservation
Projects that preserve, rehabilitate, restore,
reuse a historic property or new
construction that contributes to the
character of a historic property or district:
July 2017 3 of 18 Subtotal (For Page):
Transit Station Area Development Guidelines Checklist
See full Design Guideline document for all applicable point details.
At least 80%of the street facing façades above the ground floor are
clad in durable,high quality materials,as listed above,excluding
glazing, doors, and trim 20 20 20
At least 70%of the street facing facades above the ground floor are
clad in high quality,durable materials as listed above,excluding
glazing, doors, and trim 15
15. Corner Buildings
Buildings located on the corners of
intersecting streets that address both
streets:
When located on the corner of two intersecting streets,the primary
entrance of the building addresses the corner by including a hinged,
rounded,beveled,open bay,mitered orientation or similar entrance
feature.10
A rooftop of a building is used as a common space for the building
occupants.6
A roof includes at least one of the following design features:
Two or more sloping planes visible from a public street;
An arched or barrel vaulted design;
A distinguishable cornice or parapet;
Overhangs that are a minimum of 12 inches in depth to create a
shadow line.
5
17. Eyes on the Street and Public Spaces
Buildings that are designed to have
windows, doors, balconies or other similar
features facing public streets and open
spaces:
Operable openings,balconies,verandas or other similar features on
all levels of the building that face a public space and allow visibility
into the public space.Balconies need to have a minimum depth of 5
feet and include at least 30 square feet of space
15 15 15
18. Lighting
A project that includes a lighting plan that
accomplishes at least one of the following:
Casts light from store fronts onto the sidewalk;
Highlights unique architectural features of a building; or
Highlights artwork or unique landscape features.
6 6 6
A sign that is mounted perpendicular to the primary building façade
and oriented to the pedestrian (projecting business storefront sign).
2
An awning or canopy sign that is integrated into the design of the
building.2
A monument sign that is integrated into the site and compatible with
the building architecture.2
A project includes a minimum of 15% of the total lot area.15
A project includes a minimum of 10% of the total lot area.10
A project includes a minimum of 5% of the total lot area.
5
A public space,regardless of size,that is located near a transit station
and includes seating,art,protection from the elements or other feature
intended to activate the space or make it comfortable (must be within
330 feet of transit station).3
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20. Public Spaces and Plazas
Projects that include active, outdoor
spaces, that are accessible to the public
and adjacent to a public right of way:
16. Rooftop Design and Use
A project that incorporates a rooftop use:
(Points may be obtained from both
items.)
19. Signs
Signs that meet the intent of this guideline
shall have the following points added to
the development score:
14. Building Materials
Projects that incorporate high quality,
durable and low maintenance building
materials:
Metal panels with 30 year warranty
Windows are operable
Lights will be used to highlight landscaping
July 2017 4 of 18 Subtotal (For Page):
Transit Station Area Development Guidelines Checklist
See full Design Guideline document for all applicable point details.
At least 4 street furnishings
3
At least 3 street furnishings
2
At least 2 street furnishings 1
22. Public Artwork
Projects that include public art in a
location where it is readily visible from a
public space:
2 points per art piece, up to a maximum of 6 points
6
Projects that include a minimum six foot wide ADA accessible
walkway through a parking lot that is separated from vehicle drive
aisles.
4
Projects that include a minimum six foot wide ADA accessible
sidewalk from private property to public open spaces.
4
The project includes lockers,changing rooms for cyclists and
showers.6
The project includes any bicycle amenity identified in the Bicycle
Amenity section of the Transit Station Area Development Guidelines.
3 3 3
The project incorporates art into the design of the bicycle amenity.
3
The project is located within 300 feet, measured along the most direct,
legal walking path.
15
The project is located within 750 feet, measured along the most direct,
legal walking path.
10
The project is located within 1500 feet,measured along the most
direct legal walking path.
5 5 5
25.B. Access to Transit:
A development that provides transit passes
to residents as follows:
A multi-family residential development that provides transit passes to
residents through the City’s transit pass program for a minimum
period of three years from the development’s initial occupancy.
Passes shall be available for free to residents at request.At least one
pass shall be available per unit.Verification from Transportation
division of minimum 3 year participation is required.
15
The project includes a narrow street or alley through the project that
accommodates people walking, biking and driving.30
The project includes a walkway accessible to the public that is a
minimum of 10 feet wide that connects through the property to a
public space,such as park,trail or street or similar area and allows for
the walkway to be continued on adjacent properties.20
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23. Connections and Walkways
Projects that include connections and
walkways from buildings, parking lots and
private open space to public spaces:
(Points may be obtained from both
items.)
24. Bicycle Amenities
A project that includes bicycle parking
amenities in addition to what is already
required in the zoning ordinance:
(Points may be obtained from multiple
items.)
26. Public Walkways Interior to the Block
A development that includes public
walkways through the interior of blocks:
(To qualify for these points, the walkways
cannot be fenced or gated.)
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21. Streetscape Amenities
A project that includes street furniture,
pedestrian amenities, public art or other
similar features intended to improve the
streetscape:
25.A. Access to Transit:
A project located within close proximity
to a transit station shall have the following
number of points added to the
development score:
(Applies to any TRAX or Frontrunner
station platform or any bus stop where
three or more separate bus routes come
together.)
Bicycle area provided in garage space
About 1000'
July 2017 5 of 18 Subtotal (For Page):
Transit Station Area Development Guidelines Checklist
See full Design Guideline document for all applicable point details.
100%of the parking structure is wrapped with high quality,durable
materials or habitable space with a depth of at least 25’on all street
facing facades.25
75%of the parking structure is wrapped in high quality,durable
materials or habitable space with a depth of at least 25’on all street
facing facades.20
For below grade parking structures,there is no visible evidence of the
parking garage other than the parking entrance.The ground floor uses
must have entrances at grade, without the use of ramps, to qualify.
25
Parking for alternative fuel vehicles,scooters,mopeds,motorcycles,
or other similar vehicle is provided at a rate equal to 7%of the total
number of spaces provided for automobiles.5 5 5
A project includes dedicated parking stalls/equipment for a car
sharing program.3
A project includes a charging station for electric vehicles:
Level 1 Station: 2 pts per stall, max. 6
Level 2 Station: 3 pts per stall, max 9
Level 3 Station: 4 pts per stall, max. 12 12 9 9
Residential developments with a parking ratio less than 1 stall per
unit: 25 25 25
Residential development with a parking ratio less than 1.25 stall per
unit 15
Non-residential developments with a parking ratio less than 2 stalls
per 1,000 gross square feet 20
Projects that have been presented to the associated community
council and have notified residents and property owners within 300
feet via mail about when and where the community council
presentation will be held 10
Projects that have been presented at an open house for the proposal
on the development site and have notified residents and property
owners within 300 feet via mail about when and where the open
house will be held 10 10 10
Approval Process
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Planning Commission Review Required 124 points or less
128 128
Administrative (Staff) Approval 125 points or more
128 128
27. Parking Struture Design
Parking structures that incorporate the
following:
29. Parking Ratios
Projects that provide parking in the ratios
indicated:
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30. Neighborhood Input
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28. Alternative Vehicle Parking
Projects that include dedicated parking
stalls for alternative fuel vehicles,
scooters, mopeds or motorcycles:
(Points may be obtained from multiple
items.)
Applicant held an open house 4/10/23
3 Motorcycle spots provided in northeast corner
Charging stations in garages
32 stalls provided for 36 units. .89 ratio
July 2017 6 of 18 Subtotal (For Page):
SALT LAKE CITY CORPORATION
451 SOUTH STATE STREET, ROOM 406 WWW.SLC.GOV/PLANNING
PO BOX 145480 SALT LAKE CITY, UT 84114-5480 Document Version 10/14/2020 TEL 801-535-7757 FAX 801-535-6174
Preliminary Zoning Review
The below is a preliminary review of the development for zoning compliance as part of your TSA
Development Score review. Further review will be performed as part of your building permit review and
additional compliance issues may be identified.
Proposed Land Use
☒Permitted ☐Conditional ☐Not Allowed ☐Not Listed/Defined
Comments: Single-family attached & multifamily uses are permitted in TSA-UN-C
21A.26.010 General Provisions:
☒Applicable ☐Not Applicable
Are applicable standards complied with? ☐Complies ☐Does Not Comply
o Trash Containers (21A.26.010.C.1)
o Required to be stored inside or screened (with solid material see 21A.48).
Dumpster shown on plans, but nothing indicates that it is screened.
o Lighting not directed outside lot (21A.26.010.C.2)
o LED Uplighting shown for proposed landscaping. No other lighting shown on plans.
o Outdoor Sales/Display/Storage
o None.
o Parking/Loading/Landscaping/Signs:
o See other code review sections for compliance.
Base Zoning District Standards 21A.26.078 – TSA-UN-C
☒Applicable ☐Not Applicable
Are applicable standards complied with? ☐Complies ☐Does Not Comply
• Height (21A.26.078.E):
o TSA-UN-C:
Max: 75' -
Min: 25' -
Proposed: 36' at top of parapet feature.
• Complies
• Front Yard Setbacks
Minimum: none
At least 50% of façade must be be within 5' of the front or corner side
property line.
• 100% of the building facades appear to be within 5’ of the
front property line.
o Complies
• Side and Rear Yard Setbacks
o None required
Complies
Page 2
• Lot Area/Lot Width (21a.26.078.E4):
o Properties have not been consolidated – Consolidation is recommended
before building permit review.
• Open Space Area (21a.26.078.E5):
o 1 square foot or open space for every 10 square feet of lot area, up to 5,000
square feet.
Plans appear to meet this standard with courtyard and rear yard area.
• Circulation and Connectivity (21A.26.078.E):
o No parking lot provided.
o Parking prohibited between building façade and front/corner side property
line.
• Front Yard Design Requirements (21A.26.078.F.2.b.(2):
o At least 30% of the provided front yard must be covered in live plant material.
The provided front yard is the area between the front property line
and the building setback, not the area shown in yellow on the
“open space and front yard landscaping plan”.
There appears to be approximately 793.8 square feet in this area
based on the provided dimensions, and only 227.5 square feet of this
area is shown in yellow. 227.5 is approximately 29% of 793.8, which
does not meet this requirement.
The City’s Engineering and Transportation Divisions may have
additional requirements that may include additional sidewalk width.
• Dimensioned drawing on plans appear to show compliance
with this standard
Overlay Zoning District Standards 21A.34
☒Applicable ☐Not Applicable
Comment: Airport Flight Path Protection Zone H - 21A.34.040
Are applicable standards complied with? ☐Complies ☐Does Not Comply
21A.36 General Provisions:
☒Applicable ☐Not Applicable
o Recycling And Construction Waste Management (21a.36.250)
o Recycling collection station required
o Construction Waste Management Plan required
Page 3
21A.37 Design Standards
☒Applicable ☐Not Applicable
Are applicable standards complied with? ☐Complies ☒Does Not Comply
• Ground Floor Use:
o Ground Floor Use: A use other than parking must occupy at least 80% of the
street facing building façade ground floor.
COMPLIES
• Building Materials: Ground Floor
o At least 90% of ground floor building materials must be clad in durable
materials.
Ground floor façade material is brick.
• COMPLIES
• Building Materials: Upper floors
o At least 60% of upper floor building materials must be clad in durable
materials.
Upper floor material “PAC-CLAD” metal panels with 30-year
warranty.
• COMPLIES
• Glass: Ground Floor
o 60% ground floor glass required between 3’ and 8’ when facing a street.
Applicant has provided dimensioned drawings and calculations that
verify that 65% ground floor glass will be provided.
• COMPLIES
• Building Entrances (Feet)
21a.37.050 Design
Standard Regulations #'/% Complies? Comment
Ground floor use (%) (21A.37.050A1) 80% Y
Ground floor use + visual interest (%)
(21A.37.050A2)
60/25 NA
Building materials: ground floor
(%) (21A.37.050B1)
90% Y
Building materials: upper floors (%)
(21A.37.050B2)
60% Y
Glass: ground floor (%)
(21A.37.050C1)
60% Y
Building entrances (feet)
(21A.37.050D)
40' Y
Blank wall: maximum length (feet)
(21A.37.050E)
15' Y
Street facing facade: maximum
length (feet) (21A.37.050F)
200' Y
Lighting: exterior (21A.37.050H) X ? Lighting not shown on plans
Lighting: parking lot (21A.37.050I) X N/A
Screening of mechanical equipment
(21A.37.050J)
X Y
Screening of service areas
(21A.37.050K)
X ? Dumpster noted on plans but no
indication that it is screened
Page 4
o At least one operable building entrance is required for every street facing
façade, and at least one building entrance is required every 40’ of façade.
Entrances are provided on Emeril Ave and approximately every 15’
for each townhome.
• COMPLIES
• Blank Wall: Maximum Length
o The maximum length of a blank wall is 15’
COMPLIES
• Street Facing Façade: Maximum Length
o 200’ maximum street facing façade .
COMPLIES
• Lighting: Exterior
o Lighting shall be shielded and directed down
Lighting not shown on plans
• Lighting plan will be required for building permit review.
• Lighting: Parking Lot
o Parking lot light poles limited to 16’ in height, must be shieled and pointing
down.
No parking lot provided
• Screening of mechanical equipment
o Mechanical equipment must be screened from public view and sited to
minimize visibility and impact.
Mechanical equipment is located on the roof and screened
• Screening of service areas
o Service areas must be screened from public view
Dumpster noted on plans but no indication that it is screened.
• Ground floor residential entrances
o The primary entrance for each unit facing a street must face street.
COMPLIES
21A.40 Accessory Uses, Buildings, and Structures
☒Applicable ☐Not Applicable
Comment: No accessory buildings shown.
Are applicable standards complied with? ☐Complies ☒Does Not Comply
Comment: Transformer is not shown on plans. Transformer location will need to meet the
requirements in 21A.40.160.
Page 5
21A.44 Off Street Parking
☒Applicable ☐Not Applicable
Are applicable standards complied with? ☐Complies ☐Does Not Comply
Comments:
• No minimum spaces required.
• 4 spaces/DU maximum
• Electric vehicle charging stations provided in all garage spaces.
• Bike storage area provided in all garage spaces.
o COMPLIES
o 21A.44.060.B.2.b.(2) Unless a second driveway is necessary to comply with
the fire code, a maximum of one driveway and drive aisle shall be permitted
per street frontage.
Two driveways shown on plans
• May not comply
21A.46 Signs
☐Applicable ☒Not Applicable
Comment:
No signs shown on plans.
Are applicable standards complied with? ☒Complies ☐Does Not Comply
21A.48 Landscaping and Buffers
☒Applicable ☐Not Applicable
Are applicable standards complied with? ☐Complies ☒Does Not Comply
Comment:
Landscape plan will be required for building permit review.
Standards not complied with:
• Water Efficient Landscaping: Information regarding hydrozones of plants and specific
plants will need to be provided for permitting to verify compliance with 21A.48.055.
Hydrozone list and allowed plants: Salt Lake City Plant List and Hydrozone Schedule 2013.
• Private Tree Removal: Information regarding existing trees will need to be provided at
permits to verify compliance with 21A.48.135 regarding private property tree preservation.
The ordinance requires payment to the city for loss of existing trees if not replaced at the
required ratios. Existing healthy trees are encouraged to be preserved.
Page 6
21A.58 Site Plan Requirements
☒Applicable ☐Not Applicable
Is all required information shown on site plan? ☐Complies ☒Does Not Comply
Missing requirements: A complete plan set with all requirements listed in 21A.58.060 will be
required for building permit review.