HomeMy WebLinkAboutPLNTSD2025-00071 - 509 W 300 NERIN 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
March 24, 2025
Alex Stoddard
Architecture Belgique Inc.
7583 S Main Street
Suite 100
Midvale, UT 84047
RE: Transit Station Area Development Score Review for Petition PLNTSD2025-00071 –
Citizens West 4 at 509 W 300 N
Alex,
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 February 25, 2025. The noticing period ended on March 11, 2025. No response was received from
abutting property owners related to the project. After completing a review of the revised plans, staff has
given the proposed building a score of 202 out of the submitted 241.
Please see attached scoring sheets for more information. As the proposal received at least 125 points
through the development score review, no public hearing is required. 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.
2. The development must comply with all applicable zoning standards.
3. A final Affordable Housing Incentives approval letter is issued and a restrictive covenant is
recorded on the property as per 21A.52.050.F.1.a.
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 sets. If
you have any further questions about this process, please contact me at 801-535-7142 or by e-mail at
benjamin.buckley@slc.gov.
Sincerely,
Benjamin Buckley
Principal Planner
Attached:
1. TSA Score Sheet
2. Preliminary Zoning Review
cc: File
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 15 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
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 10 10
33% or more of the total dwelling units.8
15% or more of the total dwelling units 5 5
10% or more of the total dwelling units.3
A minimum of 1500 square feet.15 15
A minimum of 1000 square feet 10
A minimum of 500 Square feet
5
Live/work units + restaurant space
NOTES
Which units?
AHI petition in process.
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:
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5. Community Serving Uses
Projects the include the following
area of community serving uses:
(Refer to Guidelines for qualifying
uses.)
July 2017 1 of 5 Subtotal (For Page):
Transit Station Area Development Guidelines Checklist
See full Design Guideline document for all applicable point details.
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
billb d
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
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
Belt courses
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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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-
July 2017 2 of 5 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 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
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 6
A sign that is mounted perpendicular to the primary building
façade and oriented to the pedestrian (projecting business
storefront sign).2
An awning or canopy sign that is integrated into the design of
the building.2
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 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
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 2
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
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
Indoor, covered, secured bike
storage
Measurements needed. Legal
agreement needed.
parapet
Operable windows on all levels of
the building that face a public face.
100% of street facing façade above
the ground floor is clad in durable
materials.
This requires a legal agreement with
the city that this will be open to the
public. Design, amenities?
Where is this? What is the artwork?
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:
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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.)
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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 5 Subtotal (For Page):
Transit Station Area Development Guidelines Checklist
See full Design Guideline document for all applicable point details.
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
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
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
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 9 6
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
Planning Commission Review Required 124 points or less
Approval Process
The plans state that there are only
2x level 2 chargers. Your provided
TSA scorecard says 3 chargers,
however. Please ensure this
h
Measurement needed. Just labeling
it does not satisfy.
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:
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30. Neighborhood Input
Pa
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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.)
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.)
July 2017 4 of 5 Subtotal (For Page):
Transit Station Area Development Guidelines Checklist
See full Design Guideline document for all applicable point details.
241 202Administrative (Staff) Approval 125 points or more
July 2017 5 of 5 Subtotal (For Page):
Requirement Complies?Insert Comments
E.2
Minimum height: 25ft
Maximum height: 60
MORE INFORMATION NEEDED
Building exceeds 60ft and must
utilize AHI to gain additional height.
Additional height is limited to 12ft.
To build at proposed height of
66ft4in, a restrictive covenant must
be recorded.
3.b
Front yard setback: 50% built to 5ft
Side and rear: none required YES
4 Minimum lot area: 2,500sqft YES OK
4 Minimum lot width: 40ft YES OK
5
open space area: 1sqft for every 10sqft of land up
to 2,500sqft for transition zones YES Plaza: 4,686sqft
F.2.b(1)
if front yard is greater than 10ft in depth, one
street tree for every 30ft of street frontage NOT APPLICABLE Yard is 10ft deep.
(2)
50% of front or corner yard covered in live plant
materials. Reduced to 30% if the yard is outdoor
dining, outdoor public space, or private yards for
ground floor residential ueses
NO North yard needs to be landscaped.
Consider adding planter boxes, tree
wells, etc.
(3)
30% of front or corner yard occupied by outdoor
dining, patio, public space, private yards MORE INFORMATION NEEDED Calculation needed.
(4)
driveways necessary for vehicle access are
allowed YES
c
entry features are required
(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.
NO
All ground floor entries to have entry
feature.
Requirement Complies?Insert Comments
010.C All lots shall face a public street YES Fronts 300 N & 500 W
020.B Obstructions in required yards NOT APPLICABLE None appear to be proposed
C Height exceptions YES Parapet wall is 4.5ft tall
Requirement Complies?Insert Comments
100 Location of mechanical equipment YES
160
Ground mounted utility boxes, if in front yard,
must be within five feet of building façade. Must
be screened by a wall, fence or hedge of at least
equal height and not to exceed height permitted
in said yard.
YES
Utility box has been deemed to
provide services to the broader
neighborhood and is permitted in
the park strip.
Requirement Complies?Insert Comments
21A.26.078 - TSA Transition Zoning Review
21A.36 - General Provisions
21A.40 - Accessory Structures
21A.44 - Off Street Parking, Mobility, and Loading
040.A 26 spaces provided YES
C.1 1 EV space per every 25 spaces provided YES 2 EV stalls provided, charging level
needed
C.2
20% of parking stalls shall be EV ready and 20% of
ADA shall be EV ready YES 13 EV ready stalls
D Accessible parking 1 per 25 stalls YES 2 ADA stalls provided
E Bicycle parking - 1 per 2 residential units YES
060.A.10
Sight Distance Triangles: All driveways and
intersections shall comply with the sight distance
triangle standards as defined in the Off Street
Parking Standards Manual.
YES
Requirement Complies?Insert Comments
060.B
Minimum of 1 street tree planted on center
between back of street curb and the sidewalk.
Additional street trees shall be provided at the
following rate per each frontage length: 1 small
tree per 20 feet, or 1 medium tree per 30 feet, or
1 large tree per 40 feet. The largest tree that is
appropriate to the park strip size shall be used.
MORE INFORMATION NEEDED
To be reviewed at permitting
C.3 33% live vegetation MORE INFORMATION NEEDED To be reviewed at permitting
Requirement Complies?Insert Comments
B
Ground floor use - 80%
OR
60/25 ground floor use/visual interest
MORE INFORMATION NEEDED
Lobby, storage, etc. does not count
for gound floor use. Please update
the calculation for the east side to
exclude everything except the
live/work unit and the restaurant
space.
Ground floor building materials: 90% durable YES 100% of street facing façades are
clad in durable materials
Upper floor building materials: 60% durable YES 100% of street facing façades are
clad in durable materials
Ground floor glass: 60% which may be reduced to
45% if the ground floor is occupied by residential
uses. Modification must be requested from
planning director
YES Letter requesting modification
necessary.
Building entrances: Max 40ft in between. At least
one operable building entrance per every street
facing façade
MORE INFORMATION NEEDED
Please provide information regarding
the placement. Has this been
discussed?
Blank wall maximum length: 15ft YES appears to comply
Maximum street facing façade length: 200ft YES
Exterior lighting: shielded & directed down YES
Mechanical equipment screening: screened from
public view YES
Screening of service areas YES
Ground floor residential units must have their
own individual entrance. Each unit adjacent to a
street must have an entrance facing the street.
YES
Ground floor live/work units.
However, the entries do not comply
with the TSA standards.
21A.48.060 - Landscape Requirements
21A.37.060.B - Design Standards Required in TSA District