HomeMy WebLinkAboutPLNTSD2023-00714_44 & 48 N 1000 WERIN MENDENHALL DEPARTMENT of COMMUNITY
Mayor and NEIGHBORHOODS
PLANNING DIVISION
SALT LAKE CITY CORPORATION
451 SOUTH STATE STREET, ROOM 406 WWW.SLC.GOV
P.O. BOX 1580, SALT LAKE CITY, UTAH 84114 TEL 801.535.7757
November 2, 2023
Shawn McMillen
First Step House
440 South 500 East
Salt Lake City, UT 84102
RE: Transit Station Area Development Score Review for Petition PLNTSD2023-00714
44 North Multifamily 44 North 1000 West, & 48 North 1000 West
Dear Shawn,
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 Thursday, October 19, 2023. The noticing period ended on Tuesday, October 31, 2023. No
response was received from abutting property owners related to the project. After completing a review of
the project plans, Planning Staff has given the proposed project a score of 213 out of the submitted 192
points. Please see attached scoring sheets for more information.
The project achieved enough points for administrative approval; however, Planning Staff has found that
some adjustments may need to be made to the design of the project to ensure compliance with the Transit
Station Area regulations (Section 21A.26.078 of the Zoning Ordinance) and the specific design
regulations (see Chapter 21A.37 of the Zoning Ordinance). Please review your project plans according to
these regulations and contact the Planning Staff if you have questions. Please be advised that 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 this process, please contact me at 801-535-
7282 or by e-mail at: wayne.mills@slcgov.com.
Sincerely,
Wayne Mills
Planning Manager
Enc.
• TSA Score Sheet
cc: File PLNTSD2023-00714
Transit Station Area Development Guidelines Checklist
See full Design Guideline document for all applicable point details.
CA
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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
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
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 10 10
A project that includes at least two uses that are different
than existing uses on adjacent properties.
6
33% or more of the total dwelling units.
40 40 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 3 3
A minimum of 1500 square feet.15 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. 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 proposed building is a mixed-use development with social services
offices, community rooms, a gym, a conference room on the ground floor,
and residential units on the upper floors. The parking is also located on
the ground floor, and the applicant reports a ratio of 50 percent.
The combined lots have an area of 14,293 square feet or 0.33 acres. The
proposed development density is 201 units per acre, which exceeds the
minimum requirement of 50 units per acre. The proposed floor area ratio
is 4.35, which is also higher than the minimum requirement of 3.
NOTES
The development is not located in the Core Area.
The blue highlighted in the plans represents community social services
offices and meeting rooms and is 1,914 square feet, which exceeds the
1,500 square feet requirement. The use will be a supportive services space
on the ground level with space for five caseworkers, as well as a large
conference room that will be used to teach life skills classes. The
counseling center will be providing support to chronically homeless
individuals.
This project does not include redevelopment of a parking lot
This is not applicable. The project is located in an area with an index of 1
to 2.
13% of the units in the building are ADA accessible
A 67-unit apartment complex will be created for tenants over the age of 55
with a low income. All units are reserved for those who meet the income
requirements and will be deeply affordable. The complex will be fully
dedicated to Permanent Supportive Housing (PSH)
NA
There are no billboards on the property.
4. Accessible Dwelling Units
A project which includes dwelling
units designed as ADA accessible:
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:
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:
La
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La
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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:
July 2017 1 of 4 Subtotal (For Page):
Transit Station Area Development Guidelines Checklist
See full Design Guideline document for all applicable point details.
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
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 15 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
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
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
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
A sign that is mounted perpendicular to the primary building
façade and oriented to the pedestrian (projecting business
storefront sign).2 2 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
The front entrance features a perpendicular entry and lit signage.
The building's sidewalk-level front is designed to be welcoming and well-
lit, with lighting illuminating the storefront and landscape furniture
around the front entrance.
The sign is hanging perpendicular to the wall by the front entry.
The building is constructed using high-quality, durable, and low-
maintenance materials that cover 85% of its street-facing facade.90%
meeting the standard described in Section 14 of the TSA Design
Guidelines if wood is approved.
NA
NA
NA
The project does not meet the requirements for LEED Certification.
NA
14. Building Materials
Projects that incorporate high
quality, durable and low
maintenance building materials:
Green highlighted areas are proposed low-water use, landscaped areas
including publicly accessible site furniture, which are proposed for low-
water use.The roof is a white roof membrane.
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:
9. Sustainable Site and Open Space
Design
A project that incorporates adopted
sustainable policies of the City:
(Points may be obtained from both
items.)
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
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an
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Si
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Bu
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an
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Si
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Bu
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an
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Si
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De
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July 2017 2 of 4 Subtotal (For Page):
Transit Station Area Development Guidelines Checklist
See full Design Guideline document for all applicable point details.
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
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
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 10
The project is located within 1500 feet, measured along the
most direct legal walking path.
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
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/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
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
Two E.V. charging stations are provided, one of which is accessible.
There is no access to the public alley
The garage is equipped with durable materials and is separated from the
street by a 25-degree-deep habitation space, with only the garage doors
visible from the street.
The project includes a bike rack and covered bicycle storage lockers. There
is secure bicycle storage for 28 bikes in two locations.
The project is within .3 miles or 1584 square feet along the most direct
legal walking path.
NA station is .3 miles or 1584 feet from the location.
The front entrance features three site benches, outdoor trash reception
areas, and a patio space.
No public artwork.
There is a 6' wide A.D.A. compliant walkway connects front entrance to
Madsen Park.
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.)
27. Parking Struture Design
Parking structures that incorporate
the following:
29. Parking Ratios
Projects that provide parking in the
ratios indicated:
Co
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t
y
En
gagem
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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.)
Ci
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c
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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
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Sp
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Pu
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Sp
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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:
21. Streetscape Amenities
A project that includes street
furniture, pedestrian amenities,
public art or other similar features
intended to improve the streetscape:
July 2017 3 of 4 Subtotal (For Page):
Transit Station Area Development Guidelines Checklist
See full Design Guideline document for all applicable point details.
Approval Process Ap
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Planning Commission Review Required 124 points or less
192 213
Administrative (Staff) Approval 125 points or more 192 213
July 2017 4 of 4 Subtotal (For Page):