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HomeMy WebLinkAboutTSA Score Letter PLNTSD2023-00714 11.1.24 FinalERIN 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 October 31, 2024 Chad Jones Navigate CM & Development 2701 N. Thanksgiving Way #100 Lehi, UT 84043 RE: Transit Station Area Development Score Review for Petition PLNTSD2023-00714 44 North Multifamily 44 North 1000 West, & 48 North 1000 West Dear Chad, This letter is a notification of the development score review as determined by the Planning Department staff. This letter was initially sent to Shawn McMillen at First Step House on November 2, 2023. On August 2, 2024, the Planning Division was informed that a new development score review was required due to necessary design changes related to fire code compliance. This is a revised letter because the project plans and elevations were updated and resubmitted to the Planning Division on October 14, 2024. After completing a review of the revised plans, staff has given the proposed building a score of 149 out of the submitted 192 points. The project qualifies for administrative approval having 125 points or more. 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. 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- 7213 or by e-mail at: meagan.booth@slc.gov. Sincerely, Meagan Booth Principal Planner TSA Score Sheet File: PLNTSD2023-00714 TSA DEVELOPMENT SCORE REVIEW CHECKLIST PLANNING DIVISION // v7.1.23 1 GUIDELINES Points may be awarded from only one item in each section, unless otherwise noted. DESCRIPTION Reference the complete guidelines for detailed requirements. VA L U E AP P L I C A N T ST A F F LA N D U S E 1.A. Intensity & Density of Use Projects in the TSA Core area that meet at least one of the following requirements: Points may be awarded to only one of the following •50 or more dwelling units per acre; •Buildings with up to 80% of the permitted height; or •Buildings with a floor to lot area ratio of 3 or more.20 •30 or more dwelling units per acre; •Buildings with up to 70% of the permitted height; or •Buildings with a floor to lot area ratio of 2 or more.15 •20 or more dwelling units per acre; •Buildings with at least 60% of the permitted height; or •Buildings with a floor to lot area ratio of 1 or more.10 1.B. Intensity & Density of Use Projects in the TSA Transition area that meet at least one of the following requirements: Points may be awarded to only one of the following •25 or more dwelling units per acre; •Buildings with up to 80% of the permitted height; or •Buildings with a floor to lot area ratio of 2 or more.12 •20 or more dwelling units per acre; •Buildings with up to 70% of the permitted height; or •Buildings with a floor to lot area ratio of 1.5 or more.8 •15 or more dwelling units per acre; •Buildings with least 60% of the permitted height; or •Buildings with a floor to lot area ratio of 1 or more. 5 2. Integrated Mix of Uses: Projects with ground floor street facing space designed for retail, restaurant, or uses other than residential (does not apply to the entire ground floor area). Points may be awarded to only one of the following 100% of the ground floor gross area is dedicated to a different use than the floors above.20 At least 75% of the ground floor gross area is dedicated to a different use than the floors above.15 At least 50% of the ground floor gross area is dedicated to a different use than the floors above.10 Project includes at least two different uses other than the existing uses on adjacent properties.6 3.A. Mixed Income Housing Projects with affordable housing for sale or lease, for residents with 60% or less of the City’s median household income. Points may be awarded to only one of the following 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 Page Subtotal TSA DEVELOPMENT GUIDELINES CHECKLIST TSA DEVELOPMENT SCORE REVIEW CHECKLIST PLANNING DIVISION // v7.1.23 2 LA N D U S E 3.B. Mixed Income Housing Affordable housing projects located in areas identified in the “Opportunity Index” map (as the latest Utah Housing Corp. Allocation Plan, or its successor) as determined by the Planning Director, with a rating of 3 or greater. Points may be awarded to only one of the following Area rated 5 or greater.20 Area rated 3 or greater.10 4. Accessible Dwelling Units Projects with ADA accessible dwelling units. Points may be awarded to only one of the following 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 5. Community Serving Uses Projects with community serving uses, such as: day cares, schools, education facilities, community gardens, medical clinics and health and fitness centers. Points may be awarded to only one of the following Minimum of 1500 square feet.15 Minimum of 1000 square feet.10 Minimum of 500 Square feet.5 6. Redevelopment of Surface Parking Lots. Projects with redevelopment of an existing surface parking lot to an active use or structured parking. Points may be awarded to only one of the following 50% or more of the existing surface parking lot covered by new bldgs. 15 35% or more of the existing surface parking lot covered by new bldgs.10 25% or more of the existing surface parking lot covered by new bldgs.5 7. Redevelopment of Nonconforming Use or Noncomplying Building. Projects with redevelopment of a site containing a nonconforming use or noncomplying building. When project doesn’t create negative impacts to the Historic Preservation Overlay District, points may be awarded for the following New buildings that meet standards of the TSA zoning district and replaces a building that does not meet standards.10 Project includes replacing a nonconforming use with a use that is allowed in the TSA zoning district.5 8. Removal of Billboards Projects with redevelopment of a site containing a billboard. An existing billboard legally removed by the developer as part of a redevelopment project.10 9. Sustainable Site & Open Space Design Projects that incorporate adopted City sustainable policies. Points may be awarded for the following Project utilizes a roof design, such as a landscaped roof, that is intended to reduce energy use, storm drainage runoff or other similar sustainable policies.10 Project utilizes landscape designs & materials that conserve energy, reduce the urban heat island, conserves water, retains or reuses storm drainage or other similar sustainable policies. 5 Page Subtotal TSA DEVELOPMENT SCORE REVIEW CHECKLIST PLANNING DIVISION // v7.1.23 3 BU I L D I N G A N D S I T E D E S I G N 10. Green Building Projects with LEED certification. Points may be awarded to only one of the following Platinum 50 Gold 40 Silver 30 11. Energy Efficiency Projects that incorporate energy efficiency into the design of the project. Note: If the development relies on off-site power, documentation must be provided showing at least 20 year commitment to power source. Points may be awarded to only one of the following Project certified with 100% of its energy needs served by renewable power either from on or off-site sources.50 Project certified with 50% its energy needs served by renewable power either from on or off-site sources.25 Solar Array: 5 points for every 500 square feet of solar panels. Max. 20 points.20 Geothermal heating and cooling systems.10 Points may also be awarded for the following: Project designed with passive, energy efficient features that include awnings or solar shades over all windows, or other similar passive energy saving features.5 12. 360° Architecture Projects with architecture features, such as windows, projections, belt courses, changes in building material, pattern and other elements on building facades that are not adjacent to a street. View guidelines for requirements. Points may be awarded to only one of the following Architectural detailing is wrapped around all four sides of the building. 20 Architectural detailing is wrapped around both side facades of a building, but not on the rear façade. 15 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. Points may be awarded to only one of the following 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 Project adjacent to a local or national designated property and is compatible through building mass, bulk, setbacks and design features as determined by the Planning Director.20 Local Register: Project received administrative approval in accordance with Zoning Ordinance 21A.34.020.5 Project adds historical significance to the Salt Lake City Register of Cultural Resources (if qualified) as defined in 21A.34.50 Page Subtotal TSA DEVELOPMENT SCORE REVIEW CHECKLIST PLANNING DIVISION // v7.1.23 4 BU I L D I N G A N D S I T E D E S I G N 14. Building Materials Projects with high quality, durable & low maintenance building materials. View guidelines for requirements. Points may be awarded to only one of the following At least 80% of the street facing façades above the ground floor are clad in durable, high quality materials, excluding glazing, doors, and trim.20 At least 70% of the street facing facades above the ground floor are clad in high quality, durable materials excluding glazing, doors, and trim.15 15. Corner Buildings Projects on a corner of intersecting streets, that address both streets through its design. Primary entrance of the building addresses the corner by including a hinged, rounded, beveled, open bay, mitered orientation or similar entrance feature.10 16. Rooftop Design & Use Projects with a rooftop use. Points may be awarded to only one of the following Rooftop of the building used as a common space for occupants.6 A roof includes at least one of the following 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 min. of 1 foot in depth to create a shadow line. 5 17. Eyes on the Street & Public Spaces Projects designed to have windows, doors, balconies or other similar features facing public streets & 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 min. depth of 5 feet and include at least 30 sq. ft. of space. 15 18. Lighting Projects with a lighting plan that meets at least one of the following: • Casts light from store fronts onto the sidewalk; • Highlights unique architectural features of a building; • Highlights artwork or unique landscape features.6 19. Signs Projects that include pedestrian oriented signs. Points may be awarded to only one of the following Sign is mounted perpendicular to the primary building façade and oriented to the pedestrian. (projecting business storefront sign).2 Awning or canopy sign that is integrated into the design of the building.2 Monument sign that is integrated into the site and compatible with the building architecture.2 PU B L I C S P A C E S 20. Public Spaces & Plazas Projects that include active, outdoor spaces, that are accessible to the public and adjacent to a public right of way. Points may be awarded to only one of the following Project includes a min. of 15% of the total lot area.15 Project includes a min. of 10% of the total lot area.10 Project includes a min. of 5% of the total lot area.5 Public space, regardless of size, located within 330 ft. of a transit station and includes seating, art, protection from the elements or other feature intended to activate the space or make it comfortable.3 Page Subtotal TSA DEVELOPMENT SCORE REVIEW CHECKLIST PLANNING DIVISION // v7.1.23 5 PU B L I C S P A C E S 21. Streetscape Amenities Projects with street furniture, pedestrian amenities, public art or other similar features intended to improve the streetscape: Points may be awarded to only one of the following At least 4 street furnishings.3 At least 3 street furnishings.2 At least 2 street furnishings.1 22. Public Artwork Projects with public art in a location where it is readily visible from a public space. 2 points per art piece, up to a max. of 6 points 6 CI R C U L A T I O N 23. Connections & Walkways Projects with connections and walkways from buildings, parking lots and private open space to public spaces. Points may be awarded for the following: Project includes a min. six foot wide ADA accessible walkway through a parking lot that is separated from vehicle drive aisles.4 Project includes a min. six foot wide ADA accessible sidewalk from private property to public open spaces.4 24. Bicycle Amenities Projects that include bicycle parking amenities in addition to what is already required in the zoning ordinance. Points may be awarded for the following: Project includes lockers, changing rooms for cyclists and showers.6 Project includes any bicycle amenity identified in the Bicycle Amenity section of the Transit Station Area Development Guidelines.3 Project incorporates art into the design of the bicycle amenity.3 25.A. Access to Transit: Projects located within close proximity to a rail station platform or bus stop where 3+ separate bus routes come together. Points may be awarded to only one of the following Project located within 300 feet, measured along the most direct, legal walking path.15 Project located within 750 feet, measured along the most direct, legal walking path.10 Project located within 1500 feet, measured along the most direct legal walking path.5 25.B. Access to Transit: Developments that provide transit passes to residents as follows: Multi-family residential development that provides transit passes to residents through the City’s transit pass program for a min. 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 min. 3 year participation is required. 15 26. Public Walkways Interior to the Block Developments with public walkways, which are not fenced or gated, through the interior of blocks. Points may be awarded to only one of the following Project includes narrow street or alley through the project that accommodates people walking, biking and driving.30 Project includes a walkway accessible to the public that is a min. 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 Page Subtotal TSA DEVELOPMENT SCORE REVIEW CHECKLIST PLANNING DIVISION // v7.1.23 6 PA R K I N G 27. Parking Structure Design Parking structures that incorporate the following: Points may be awarded to only one of the following 100% of the parking structure is wrapped with high quality, durable materials or habitable space with a depth of at least 25 ft. 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 ft. 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 (to qualify ground floor uses must have entrances at grade without the use of ramps).25 28. Alternative Vehicle Parking Projects that include dedicated parking stalls for alternative fuel vehicles, scooters, mopeds or motorcycles: Points may be awarded for the following: 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 Project includes dedicated parking stalls/equipment for a car sharing program.3 Projects that include charging stations for electric vehicles may also be awarded to one of the following: Level 1 Station: 2 pts per stall 6 Level 2 Station: 3 pts per stall 9 Level 3 Station: 4 pts per stall 12 29. Parking Ratios Projects that provide parking in the ratios indicated: Points may be awarded to only one of the following Residential developments with parking ratio less than 1 stall per unit.25 Residential development with parking ratio less than 1.25 stall per unit.15 Non-residential developments with parking ratio less than 2 stalls per 1,000 gross square feet.20 EN G A G E M E N T 30. Neighborhood Input Points may be awarded to only one of the following Project presented to the associated community council, and has notified residents and property owners within 300 ft via mail about when and where the community council presentation will be held.10 Project presented at an open house for the proposal on the development site and has notified residents and property owners within 300 ft via mail about when and where the open house will be held. 10 APPROVAL PROCESS APPLICANT STAFF Planning Commission Review Required // 124 points or less Administrative Approval (Staff) // 125 points or more