Loading...
HomeMy WebLinkAboutPLNTSD2023-00358 - 1223 W North Temple PLANNING DIVISION ERIN MENDENHALL NICK NORRIS MAYOR DIRECTOR June 20, 2023 Elizabeth Morgan FFKR Architects 730 Pacific Avenue Salt Lake City, Utah 84104 RE: Transit Station Area Development Score Review for Petition #PLNTSD2023-00358 1223 W North Temple – Rocky Mountain Power Headquarters Office Building 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 May 17, 2023. The noticing period ended on May 30, 2022. After completing a review of the revised plans, staff has given the proposed development the following score: • A score of 185 points out of the submitted 203 points Please see attached scoring sheet for more information. As the development received at least 125 points through the development score review, 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: 1. Any significant changes made to the approved plans, elevations or site plan must be approved by the Planning Department to verify the development maintains a sufficient development review score for administrative review. 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 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. For your convenience, a preliminary zoning review was done on the plans and is attached to this document. Please see that document for zoning advisories and areas where additional information may be needed for your building permit plans. If you have any further questions about the Planning Department process, please contact me at 801-535-7780 or by e-mail at: Kristina.Gilmore@slcgov.com. Sincerely, Krissy Gilmore Senior Planner Attachments: 1. TSA Development Guidelines Scoring Sheet from City Staff 2. Preliminary Zoning Review Comments Transit Station Area Development Guidelines Checklist See full Design Guideline document for all applicable point details. CA T E G O R Y (Unless otherwise noted, points may  only be obtained from one item in  each guideline section.) GUIDELINE SECTION ITEM DESCRIPTION VA L U E AP P L I C A N T  RE V I E W ST A F F  RE V I E W 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. 6 6 6 Applicant provided evidence that the proposed uses, office and retail, are different than adjacent uses. Adjacent uses include warehousing, surface parking, government facility, and brownfield/vacant land. NOTES Building is proposed at more than 80% of the allowable height. 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: La n d  Us e Page 1 TSA Score Sheet ‐ PLNTSD2023‐00358 ‐ 2nd review 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 15 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. Removal of Billboards A project that includes redevelopment of a site containing a 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 North end of site is currently used as surface parking for the Jordan River Parkway and as parking for RMP. Lot will be redeveloped as public open space and boat ramp. Plans include permeable road surface, stormwater detention basin, and other green areas. 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.) La n d  Us e Bu i l d i n g  an d  Si t e  De s i g n 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: Page 2 TSA Score Sheet ‐ PLNTSD2023‐00358 ‐ 2nd review 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 20 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 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: Bu i l d i n g  an d  Si t e  De s i g n Page 3 TSA Score Sheet ‐ PLNTSD2023‐00358 ‐ 2nd review 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 6 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 5 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 0 A sign that is mounted perpendicular to the primary building façade and oriented to the pedestrian (projecting business storefront sign).2 2 0 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 15 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 Project exceeds 15%. Balconies face riverfront public space and sidewalk. Images and some details were provided, but a full lighting plan is required to verify points. After further reviewing the TSA Guidelines, the proposed signage does not qualify. 100% of the upper floors are clad in durable materials. NOTE: Phenolic resin panel and aluminum composite metal panel have approval from the Planning Director to be considered durable materials. Plans include occupiable roof space on lower levels. Overhang provided 14. Building Materials Projects that incorporate high quality, durable and low maintenance building materials: 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: Bu i l d i n g  an d  Si t e  De s i g n Pu b l i c  Sp a c e s 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: Page 4 TSA Score Sheet ‐ PLNTSD2023‐00358 ‐ 2nd review Transit Station Area Development Guidelines Checklist See full Design Guideline document for all applicable point details. At least 4 street furnishings 3 3 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 4 4 The project includes lockers, changing rooms for cyclists and showers.6 6 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 Includes lockers, changing rooms, showers, and secure storage. Project is located approximately 1000 feet from the nearest TRAX station, which is the Fairpark Station. 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.) Ci r c u l a t i o n 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 ) Pu b l i c  Sp a c e s 21. Streetscape Amenities A project that includes street furniture, pedestrian amenities, public art or other similar features intended to improve the streetscape: Page 5 TSA Score Sheet ‐ PLNTSD2023‐00358 ‐ 2nd review 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 12 12 Residential developments with a parking ratio less than 1 stall per unit: 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 20 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 0 Approval Process Ap p l i c a n t   To t a l St a f f   To t a l Planning Commission Review Required 124 points or less 203 185 Administrative (Staff) Approval 125 points or more 203 185 Open house held Dec. 15, 2022, however, the applicant did not provide documentation of sending a mailed notice. 150 EV charging stations out of 584 stalls (25%). 5 Level 3 Stations are provided in the on-street parking area. 1.37 stalls per 1,000 gsf 27. Parking Structure Design Parking structures that incorporate the following: 29. Parking Ratios Projects that provide parking in the ratios indicated: Co m m u n i t y   En g a g e m e n t 30. Neighborhood Input Pa r k i n g 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.) Page 6 TSA Score Sheet ‐ PLNTSD2023‐00358 ‐ 2nd review Salt Lake City Planning Division 1 6/20/23 Planning Division Review Comments – Zoning Regulation Compliance Petition Number: PLNTSD2023-00358 Application Name: RMP HQ Property Address: 1223 W North Temple Date: June 20, 2023 The below are advisories regarding zoning compliance based on a preliminary review of your plans. Your plans have not received a complete zoning review but will have such a review done during the building permit phase and additional corrections may be required. Please ensure that the items below have been addressed in your plans when submitting them for building permits. Base Zoning District Standards (21A.26.078) 1. Building Height (Table 21A.26.078.E.2): a. Height okay as long as points are met for administrative approval on the TSA score. Otherwise, the building height is limited to 90’ in this zone. 2. Setback Standards (Table 21A.26.078.E.3.b): a. 50 percent of the street facing building façade along street facing façade must be built to the minimum setback of 5 feet. Please ensure this standard is met and considered when you are deciding property lines. 3. Open Space Area (21A.26.078.E.5): a. Open space areas shall be provided at a rate of one square foot for every ten (10) square feet of land area included in the development, up to five thousand (5,000) square feet for core areas, and up to two thousand five hundred (2,500) square feet for transition areas. Open space areas includes landscaped yards, patios, public plazas, pocket parks, courtyards, rooftop and terrace gardens and other similar types of open space area amenities. All required open space areas shall be accessible to the users of the building(s). Plans appear to comply, however final plans to verify. 4. Front And Corner Side Yard Design Requirements (21A.26.078.F.2.b) a. (1) In yards greater than ten feet (10') in depth, one shade tree shall be planted for every thirty feet (30') of street frontage. For the purpose of this section, a shade tree is any tree that has a mature minimum tree canopy of thirty feet (30') and a mature height that is forty feet (40') or greater. (2) At least fifty percent (50%) of the front or corner side yards shall be covered in live plant material. This can include raised planter boxes. This percentage can be reduced to thirty percent (30%) if the yard includes outdoor dining, patios, outdoor public space, or private yards for ground floor residential uses that cover at least fifty percent (50%) of the provided front or corner side yard. (3) At least thirty percent (30%) of the front or corner side yard shall by occupied by outdoor dining areas, patios, outdoor public space, or private yards for ground floor residential uses. Final landscape plans must demonstrate how the project will meet these standards (include calculations). General Provisions (21A.36) Salt Lake City Planning Division 2 6/20/23 5. Recycling and Construction Waste Management (21A.36.250): a. Recycling Collection Station: 21A.36.250.D requires a recycling collection station (recycling dumpster). To be verified at building permits. b. Construction Waste Management Plan: A Construction Waste Management Plan will be required at permits. (21A.36.250.F) Demolition permits will also be required for removal of the associated buildings. Design Standards (21A.37) 6. Ground Floor Use and Visual Interest (21A.37.050.A) a. This standard's purpose is to increase the amount of active uses and/or visual interest on the ground floor of a building. There are two (2) options for achieving this, one dealing solely with the amount of ground floor use, and the other combining a lesser amount of ground floor use with increased visual interest in the building facade's design. 1. Ground Floor Use Only: This option requires that on the ground floor of a new principal building, a permitted or conditional use other than parking shall occupy a minimum portion of the length of any street facing building facade according to section 21A.37.060, table 21A.37.060 of this chapter. All portions of such ground floor spaces shall extend a minimum of twenty five feet (25') into the building. Parking may be located behind these spaces. Please label depth/length of ground floor spaces on final plans. 7. Building Materials (21A.37.050.B): a. 1. Ground Floor Building Materials: Other than windows and doors, a minimum amount of the ground floor facade's wall area of any street facing facade shall be clad in durable materials according to section 21A.37.060, table 21A.37.060 of this chapter. Durable materials include stone, brick, masonry, textured or patterned concrete, and fiber cement board. Other materials may be used for the remainder of the ground floor facade adjacent to a street. Other materials proposed to satisfy the durable requirement may be approved at the discretion of the Planning Director if it is found that the proposed material is durable and is appropriate for the ground floor of a structure. 2. Upper Floor Building Materials: Floors above the ground floor level shall include durable materials on a minimum amount of any street facing building facade of those additional floors according to section 21A.37.060, table 21A.37.060 of this chapter. Windows and doors are not included in that minimum amount. Durable materials include stone, brick, masonry, textured or patterned concrete, and fiber cement board. Other materials may be approved at the discretion of the Planning Director if it is found that the proposed material is durable and is appropriate for the upper floor of a structure. 90% of ground floor and 60% of upper floors required to meet durable materials requirement. Please provide calculations on the final plan set. Do not include openings in calculations. 8. Glass (21A.37.050.C): a. 1. Ground Floor Glass: The ground floor building elevation of all new buildings facing a street, and all new ground floor additions facing a street, shall have a Salt Lake City Planning Division 3 6/20/23 minimum amount of glass, or within a specified percentage range, between three feet (3') and eight feet (8') above grade according to section 21A.37.060, table 21A.37.060 of this chapter. All ground floor glass shall allow unhampered and unobstructed visibility into the building for a depth of at least five feet (5'), excluding any glass etching and window signs when installed and permitted in accordance with chapter 21A.46, "Signs", of this title. 60% of street facing ground floor required to be covered in glass. Please provide glass coverage figure for ground floor. 9. Lighting: exterior (21A.37.050.H) a. All exterior lighting shall be shielded and directed down to prevent light trespass onto adjacent properties. Exterior lighting shall not strobe, flash or flicker. To be verified at permits. 10. Screening of mechanical equipment (21A.37.050.J) a. All mechanical equipment for a building shall be screened from public view and sited to minimize their visibility and impact. Examples of siting include on the roof, enclosed or otherwise integrated into the architectural design of the building, or in a rear or side yard area subject to yard location restrictions found in section 21A.36.020, table 21A.36.020B, "Obstructions In Required Yards." To be verified at permits. 11. Screening of service areas (21A.37.050.K) a. Service areas, loading docks, refuse containers and similar areas shall be fully screened from public view. All screening enclosures viewable from the street shall be either incorporated into the building architecture or shall incorporate building materials and detailing compatible with the building being served. All screening devices shall be a minimum of one foot (1') higher than the object being screened, and in the case of fences and/or masonry walls the height shall not exceed eight feet (8'). Dumpsters must be located a minimum of twenty five feet (25') from any building on an adjacent lot that contains a residential dwelling or be located inside of an enclosed building or structure. To be verified at permits. Parking (21A.44) 12. Minimum/Maximum Parking (21A.44.030): a. Parking to be provided off-site and must be provided before Certificate of Occupancy is issued. On final plan set, please provide parking calculations for provided uses. If shared parking is proposed, please provide that calculation as well (21A.44.050). 13. Signs (21A.46) Signs will need to verified at permits with separate sign plans.