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HomeMy WebLinkAboutPLNTSD2025-00026 - 915 W North TempleERIN 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 February 5, 2025 Jack Waldher JF 9th Note Partners QOZB, LLC 1216 W Legacy Crossing Blvd Suite 300 Centerville, UT 84014 RE: Transit Station Area Development Score Review for Petition PLNTSD2025-00026 9th Note at 915 W North Temple Dear Jack Waldher, 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 January 23, 2025. The noticing period ended on February 4. No response was received from abutting property owners related to the project. After completing a review of the revised plans, staff gave the proposed building a score of 191 out of the submitted 203 points. Please see the attached scoring sheets for more information. This means that no public hearing is required, and the project is now authorized to go through the standard building permit process. The project is approved with the following conditions: • Any significant changes made to the approved plans, elevations or site plan must be approved by the Planning Department. As the applicant, you have the option to appeal this development score review to the Planning Commission. If you 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 set s. If you have any further questions about this process, please contact me at 801-535-7758 or by e-mail at: seth.rios@slc.gov. Sincerely, Seth Rios Principal Planner Enc. • TSA Score Sheet • Preliminary Zoning Review cc: File 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 R E V I E W ST A F F R E 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 15 15 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 La n d U s e 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: 85% provided NOTES With 110 units on the parcel of 0.745 acres, the units per acre is 147. July 2017 1 of 6 Subtotal (For Page): Transit Station Area Development Guidelines Checklist See full Design Guideline document for all applicable point details. 33% or more of the total dwelling units. 40 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 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 10 10 A project that includes replacing a nonconforming use with a use that is allowed in the TSA zoning district. 5 8. Removal of Billboards A project that includes redevelopment of a site containing a billboard: An existing billboard is legally removed by the developer as part of a redevelopment project.10 The project utilizes a roof design, such as a landscaped roof, that is intended to reduce energy use, storm drainage runoff or other similar sustainable policy of the City.10 The project utilizes landscape designs and materials that conserves energy, reduces the urban heat island, conserves water, retains or reuses storm drainage or other similar sustainable policy of the City. Documentation must be provided to indicate how the project will incorporate this guideline.5 La n d U s e Bu i l d i n g a n d S i t e D e 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: 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.) 100% of all three surface parking lots will be covered by new buildings 100% of the units will be rented to those to those at 60% AMI Existing building does not comply with the 5 foot front yard setback requirement and is noncomplying. July 2017 2 of 6 Subtotal (For Page): Transit Station Area Development Guidelines Checklist See full Design Guideline document for all applicable point details. Platinum 50 Gold 40 Silver 30 1.The project is certified as having 100%of its energy needs served by renewable power either from on or off-site sources. If development relies on off-site power,documentation must be provided showing at least 20 year commitment to power source 50 2.The project is certified as having 50%its energy needs served by renewable power either from on or off-site sources. If development relies on off-site power,documentation must be provided showing at least 20 year commitment to power source 25 3.Solar array:5 points for every 500 square feet of solar panels. Maximum 20 points.20 4. Geothermal heating and cooling systems 10 5.The project is designed with passive,energy efficient features that include awnings or solar shades over all windows, or other similar passive energy saving features. 5 Architectural detailing is wrapped around all four sides.See guideline document for specific detailing requirements. 20 Architectural detailing is wrapped around both side facades of a building,but not on the rear façade.See guideline document for specific detailing requirements.15 Local Register:New construction,major alterations and additions that are approved by the Historic Landmark Commission that include reuse of the site.40 National Register:State Historic Preservation Office review and approval of exterior alterations to buildings not locally designated,but on the national register and seeking federal tax credits 40 Projects that are adjacent to a local or national designated property that are compatible with the historic property through building mass and bulk,setbacks and design features as determined by the Planning Director 20 Local Register:Projects that receive administrative approval in accordance with Zoning Ordinance Section 21A.34.020.5 Projects that add historically significant sites to the Salt Lake City Register of Cultural Resources if they qualify as defined in Zoning Ordinance Section 21A.34.50 Bu i l d i n g a n d S i t e D e s i g n 10. Green Building The following points will be awarded based on the level of LEED certification: 11. Energy Efficiency Projects that incorporate energy efficiency into the design of the project shall have the following points added to the development score: (For guidelines 1 through 4, points may only be obtained from one item. Points from guidelines 1 through 4 may be combined with points from guideline 5.) 12. 360 Degree Architecture A project that incorporates architecture features on building facades that are not adjacent to a street: (See Guideline for required elements.) 13. Historic Preservation Projects that preserve, rehabilitate, restore, reuse a historic property or new construction that contributes to the character of a historic property or district: July 2017 3 of 6 Subtotal (For Page): Transit Station Area Development Guidelines Checklist See full Design Guideline document for all applicable point details. At least 80%of the street facing façades above the ground floor are clad in durable,high quality materials,as listed above, excluding glazing, doors, and trim 20 0 0 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 10 0 A rooftop of a building is used as a common space for the building occupants.6 A roof includes at least one of the following design features: Two or more sloping planes visible from a public street; An arched or barrel vaulted design; A distinguishable cornice or parapet; Overhangs that are a minimum of 12 inches in depth to create a shadow line. 5 17. Eyes on the Street and Public Spaces Buildings that are designed to have windows, doors, balconies or other similar features facing public streets and open spaces: Operable openings,balconies,verandas or other similar features on all levels of the building that face a public space and allow visibility into the public space.Balconies need to have a minimum depth of 5 feet and include at least 30 square feet of space 15 15 15 18. Lighting A project that includes a lighting plan that accomplishes at least one of the following: Casts light from store fronts onto the sidewalk; Highlights unique architectural features of a building; or Highlights artwork or unique landscape features. 6 6 6 A sign that is mounted perpendicular to the primary building façade and oriented to the pedestrian (projecting business storefront sign).2 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 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 Bu i l d i n g a n d S i t e D e s i g n Pu b l i c S p 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: 16. Rooftop Design and Use A project that incorporates a rooftop use: (Points may be obtained from both items.) 19. Signs Signs that meet the intent of this guideline shall have the following points added to the development score: 14. Building Materials Projects that incorporate high quality, durable and low maintenance building materials: 100% of the material on the upper floors is metal panel that has not been approved or verified by the Planning Director Northeast corner of the building is almost flat and does not look to be beveled at a 45 degree angle as in the TSA guidelines Windows open and are operable on all levels of the building, meeting this requirement. Sheet G004 says that there will be lights over commercial space casting onto the sidewalk. The projecting building sign will also be lit up Business signs looks to be flat signs, while the overall apartment sign is a projecting building sign. No points July 2017 4 of 6 Subtotal (For Page): Transit Station Area Development Guidelines Checklist See full Design Guideline document for all applicable point details. At least 4 street furnishings 3 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 4 4 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 3 3 The project includes any bicycle amenity identified in the Bicycle Amenity section of the Transit Station Area Development Guidelines.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 10 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 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 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 S p 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: 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.) 5 streetscape amenities provided on the north side of the building 1 art installation on north side, second story, and 1 on the east side on the ground level Secure indoor parking The legal walking path to the nearest transit station is approximately 550 feet from the building entrance. July 2017 5 of 6 Subtotal (For Page): Transit Station Area Development Guidelines Checklist See full Design Guideline document for all applicable point details. 100%of the parking structure is wrapped with high quality, durable materials or habitable space with a depth of at least 25’ on all street facing facades.25 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 25 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 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 Residential development with a parking ratio less than 1.25 stall per unit 15 25 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 Approval Process Ap p l i c a n t To t a l St a f f T o t a l Planning Commission Review Required 124 points or less 203 191 Administrative (Staff) Approval 125 points or more 203 191 27. Parking Struture 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.) There is 25 feet of habitable commercial space on both street facing facades. The patterned concrete is technically considered a durable material and is wrapped around the entire parking garage. 0 0.48 parking stalls per unit July 2017 6 of 6 Subtotal (For Page): Zoning Comments that will need to be addressed in the Building Permit Stage 915 West North Temple TSA-UN-C Zone Chapter 21A.26.078.E.2- TSA Building Height Regulations The elevations need to be updated to include height measurements to the highest point of the building. This includes the stairway tower. The stairway tower is allowed to go taller than the 75’ height limit, but even the building is showing 75’ 2”, which is a few inches over the TSA zone height limit. This will need to be corrected in the building permits phase. Chapter 21A.37.050.B.4 TSA Design Standard Upper Floor Building Material “4. 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 or other material that includes a minimum manufacturer warranty of twenty (20) years from color fading, weather, and local climate induced degradation of the material.” You will need to show that the proposed metal paneling has a warranty for 20 years because it is not one of the listed durable materials. Chapter 21A.37.050.F.2.b.2- TSA Front and Corner Side Yard Landscaping and Outdoor Space Requirement (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.” A site or landscaping plan will need to show compliance with these two standards. You will need to show the total square footage of the front and corner side yard and then demonstrate how you meet the minimum two percentage requirements. I could not find a measurement of this number in the existing plans. Chapter 21A.F.2.c TSA Entry Feature Requirement “c. Entry Feature Requirements: All required building entries shall include at least one of the following features: (1) An awning or canopy over the entrance that extends a minimum of five feet (5') from the street facing building facade; (2) A recessed entrance that is recessed at least five feet (5') from the street facing facade; (3) A covered porch that is at least five feet (5') in depth and at least forty (40) square feet in size; or (4) A stoop that is at least two feet (2') above sidewalk level and that includes an awning or canopy that extends at least three feet (3') from the street facing building facade.” I see that the proposal has awnings on the east and north sides of the building. The site plan will need to show that they extend at least 5 feet from the facades to meet this requirement. Chapter 21A.44.060.A.6.b.9 Vehicle Staging Requirement (9) Garage Doors and Vehicle Staging: All driveways providing access to a garage shall have a minimum vehicle staging area. Garage doors for passenger vehicles shall be setback at least 17 feet 6 inches from the back edge of sidewalk, or property line when a sidewalk is not provided. Garage doors for large trucks shall be setback at least 100 feet from back edge of sidewalk, or property line when a sidewalk is not provided. This requirement does not apply to garage doors abutting alleys. I could not find a measurement in the plans that demonstrated compliance with this requirement. When I checked the distance in Bluebeam, it looked like the proposal compliance with this requirement. It just needs to be clearly shown in the plans. Chapter 21A.48 Landscaping You will need to provide plans that show compliance with this chapter of the zoning ordinance. Chapter 21A.46 Signs Your plans show two projecting building signs on the building. Projecting signs are only allowed in this zone if they are oriented for individual storefronts. There are very strict size limitations for storefront oriented projecting signs. The current design, where the projecting building signs advertise the name of the apartment building, would not be allowed in the TSA zone.