HomeMy WebLinkAboutPLNTSD2023-00178 - 52 S 800 WPLANNING DIVISION
ERIN MENDENHALL NICK NORRIS
MAYOR DIRECTOR
May 25, 2023
Jarod Hall
Divelept Design
454 N 600 W
Salt Lake City, Utah 84116
RE: Transit Station Area Development Score Review for Petition
#PLNTSD2023-00178 at 52, 54, 60 S. 800 W.
This letter is notification of the development score review as determined by Planning Department
staff. Pursuant to chapter 21A.10 of the Salt Lake City Zoning Ordinance, notice of application was
sent out on April 13, 2023. The noticing period ended on April 25, 2023.
After completing a review of the revised plans, staff has given this project a score of 130 points
out of the submitted 152 (see attached scoring sheet for more information). While the project
received enough points for administrative approval, the proposal must receive Design Review
approval. The project is approved with the following conditions:
1. The project must receive Design Review approval from the Planning Commission
because it does not comply with all of the applicable TSA Design Standards.
2. Any other changes made to the plans or other documentation that may reduce the
score must be reviewed and approved by the Planning Division to ensure that the
proposal remains in compliance with the minimum score for administrative approval.
A full zoning review will be completed as part of the Planning Commission Design Review to verify
that the drawings submitted for your project comply with the applicable TSA 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.
As the applicant, you have the option to appeal this development score review to the Appeals
Hearing Officer. If you chose to appeal, a public hearing will be required per the requirements of
the Salt Lake City Zoning Ordinance.
If you have any further questions about the Planning Department process, please contact me at
801-535-6608 or by e-mail at andy.hulka@slcgov.com.
Sincerely,
Andy Hulka
Principal Planner
TransitStationAreaDevelopmentGuidelinesChecklist
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GUIDELINESECTION ITEMDESCRIPTIONVA
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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
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 12 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 20 0
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.
6
The on site parking may not be
counted as a "use other than
residential" because it is required
parking for the residential units.
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1.A.IntensityandDensityofUse
(Applicable to Core Area Only.)
A project that meets at least one of the
following requirements:
1.B.IntensityandDensityofUse
(Applicable to Transition Area only.)
A project that meets at least one of the
following requirements:
2.IntegratedMixedofUses:
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:
89 units / 0.375 acres =
237 units per acre.
NOTES
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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
A project that includes replacing a nonconforming use with a
use that is allowed in the TSA zoning district.
5
8.RemovalofBillboards
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.5 5 5
This project will use a white
membrane roof which according to
the EPA helps reduce the urban heat
island effect.
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5.CommunityServingUses
Projects the include the following area
of community serving uses:
(Refer to Guidelines for qualifying
uses.)
6.RedevelopmentofSurface
ParkingLots
A project that includes the
redevelopment of an existing surface
parking lot to an active use or
structured parking:
7.Redevelopmentof
NonconformingUseor
NoncomplyingBuilding
A project that includes redevelopment
of a site containing a nonconforming
use or non-complying building:
4.AccessibleDwellingUnits
A project which includes dwelling
units designed as ADA accessible:
3.A.MixedIncomeHousing
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.MixedIncomeHousing
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.SustainableSiteandOpenSpace
Design
A project that incorporates adopted
sustainable policies of the City:
(Points may be obtained from both
items.)
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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.GreenBuilding
The following points will be awarded
based on the level of LEED
certification:
11.EnergyEfficiency
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.)
12.360DegreeArchitecture
A project that incorporates
architecture features on building
facades that are not adjacent to a
street:
(See Guideline for required
elements.)
13.HistoricPreservation
Projects that preserve, rehabilitate,
restore, reuse a historic property or
new construction that contributes to
the character of a historic property or
district:
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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.CornerBuildings
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.EyesontheStreetandPublic
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.
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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 2 0
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.PublicSpacesandPlazas
Projects that include active, outdoor
spaces, that are accessible to the
public and adjacent to a public right
of way:
16.RooftopDesignandUse
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.BuildingMaterials
Projects that incorporate high quality,
durable and low maintenance building
materials:
This project’s street facing facades
will have an architectural finish
concrete for the ground floor and
fiber cement paneling covering
100% of the facade above the
ground floor.
Units facing 800 West will have
operable windows.
The can lights in the soffits of the
recessed entry to the lobby are not
light from a store front. The unique
series of light fixtures on the stair
tower do not highlight a unique
architectural feature of the building
or any artwork or landscaping.
The large signs placed on the north
and south facades are not projecting
business storefront signs or canopy
signs or monument signs.
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At least 4 street furnishings 3
At least 3 street furnishings 2
At least 2 street furnishings 1
22.PublicArtwork
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.AccesstoTransit:
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.ConnectionsandWalkways
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.BicycleAmenities
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.PublicWalkwaysInteriortothe
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.StreetscapeAmenities
A project that includes street
furniture, pedestrian amenities, public
art or other similar features intended
to improve the streetscape:
25.A.AccesstoTransit:
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.)
This project is 1,322’ from the
Jackson/Euclid TRAX station.
There is secure, indoor bicycle
storage for residents in the North
West corner of the parking garage.
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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 25 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/equipmentfor 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 ϵ
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
ApprovalProcess Ap
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Planning Commission Review Required 124 points or less
152
Administrative (Staff) Approval 125 points or more
152 ϭϯϬ
27.ParkingStrutureDesign
Parking structures that incorporate the
following:
29.ParkingRatios
Projects that provide parking in the
ratios indicated:
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30.NeighborhoodInput
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28.AlternativeVehicleParking
Projects that include dedicated
parking stalls for alternative fuel
vehicles, scooters, mopeds or
motorcycles:
(Points may be obtained from
multiple items.)
100% of parking structure wrapped
in architectural finish concrete.
Please provide details confirming
that the charging stations are Level
2 stations and add label to the plans
identifying the stations as Level 2
charging stations for electric
vehicles.
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This project has 30 parking spaces
for 89 residential units for a parking
ratio of 0.337 stall per unit.
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