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Home My WebLink AboutPLNZAD2025-00442 - 5439 W 150 SJune 11, 2025 ADMINISTRATIVE INTERPRETATION DECISION AND FINDINGS PLNZAD2025-00442 REQUEST: This is a request for an administrative interpretation regarding what is considered “long-term vehicle storage” in Chapter 21A.44.090.A4 Modifications to Parking Areas section of the Off- Street Parking of the Salt Lake City Zoning Ordinance. The applicant is proposing a vehicle repair business specializing in emergency vehicles, and this interpretation is to determine if the use would be permitted without hard surfacing. The subject property is located at 5439 W 150 S (Parcel ID 14-01-151-011-0000) in the M-1 Zone. DECISION: The Zoning Administrator finds that “long-term vehicle storage” refers to the land use designation of “Storage, public (outdoor)”. The Zoning Administrator also finds that the proposed business is a “Vehicle, Automobile, and Truck Repair”, which does not include public outdoor storage as part of the use. Therefore, the proposed use is not eligible for a lot without hard surfacing for vehicles awaiting repair. FINDINGS: The applicant has indicated that the property will be used for vehicle repair of specialized emergency vehicles. This business would fall under the use Vehicle, Automobile and Truck Repair, which is defined in section 21A.62.040 as the following: VEHICLE, AUTOMOBILE AND TRUCK REPAIR: Any building, structure, improvements, or land used for the repair and maintenance of automobiles, motorcycles, trucks, trailers, or similar vehicles including, but not limited to, engine, body, fender, muffler, or upholstery work, oil change and lubrication, painting, tire service and sales, or installation of radios, car alarms, stereo equipment, or cellular telephones. Per 21A.44.060.A.8 “all parking spaces, driveways and drive approaches shall comply with the standards for surfacing of access, driving, and parking surfacing in the Off Street Parking Standards Manual”. The Salt Lake City zoning code, subsection 21A.44.090.A.4 allows for non-hard surface parking of Vehicle and Equipment Storage under certain conditions, which include if “the lot is used for long-term vehicle storage, not for regular parking and/or maneuvering”. The applicant has proposed that vehicles awaiting services and repair would be considered “long-term vehicle storage” because vehicles and trucks could be waiting weeks to months, depending on the availability of specialized parts. The applicant further suggests that anything over 48 hours should be considered “long-term vehicle storage”. Section 21A.44.090.A.4 outlines regulations for the storage of vehicles and equipment and only applies when such use is permitted. Vehicle storage is not included in the definition of Vehicle, Automobile and Truck Repair and accessory outdoor storage is not permitted in the M-1 zone. The use may also be associated with the “Public (outdoor) Storage”, which is permitted in the zone. (Underlines added for emphasis). STORAGE, PUBLIC (OUTDOOR): The use of open areas of the lot for the storage of private personal property including recreational vehicles, automobiles and other personal equipment. This use category does not include or allow the storage of junk as defined in section 21A.40.140 of this title. Based on the applicant’s description, this business cannot be interpreted as “public (outdoor) storage” because the definition states that storage is for “private personal property”. Vehicles awaiting repair are not the “private property” of the business – they belong to their customers. Since the allowed modification cannot be dissociated with the use, the interpretation of what constitutes “long-term” on its own is irrelevant . This letter serves as an administrative interpretation, clarifying a specific situation on the subject property. Staff has not conducted a review of any site plans or building plans for the proposed business. A full review for compliance with all applicable standards and regulations will be required prior to the issuance of a building permit. If you have any questions regarding this interpretation, please contact Cassie Younger at (801) 535-6211 or by email at cassie.younger@slc.gov APPEAL PROCESS: An applicant or any other person or entity adversely affected by a decision administering or interpreting this Title may appeal to the Appeals Hearing Officer. Notice of appeal shall be filed within ten (10) days of the administrative decision. The appeal shall be filed with the Planning Division and shall specify the decision appealed and the reasons the appellant claims the decision to be in error. Applications for appeals are located on the Planning Division website at https://www.slc.gov/planning/applications/ along with information about how to apply and processing fees. Cassie Younger Cassie Younger Senior Planner CC: Nick Norris, Planning Director Mayara Lima, Zoning Administrator Casey Stewart, Planning Manager and Development Review Supervisor Posted to Web Attachments: Applicant Narrative and Proposed Site Plan ARCO Design/Build Salt Lake City 155 North 400 West, Suite 310, Salt Lake City, UT 84103 O: 385.479.9753 | arcodb.com To whom it may concern, We are seeking administrative interpretation from Salt Lake City regarding SLC ordinance 21A.44.090.A.4.b for a proposed development located at approximately 150 S and 5500 W in Salt Lake City, UT (official address has not yet been assigned). A Development Review Team (DRT) meeting was conducted regarding this development (ref. DRT2025-00060). The proposed development consists of a +/- 20,300 SF service facility for emergency vehicles such as fire apparatuses and ambulances. The entire property lies within the M-1 zone. The site consists of hard-surfaced concrete and asphaltic concrete paving for employee parking, vehicle maneuvering, and vehicle staging as well as a gravel lot for long-term vehicle storage. A schematic site plan of the development has been attached to this narrative for reference. SLC Ordinance 21A.44.090.A.4.b notes the following requirement for a parking area to be allowed to store vehicles and equipment without hard surfacing: “The lot is used for long-term vehicle storage, not for regular parking and/or maneuvering.” We are seeking an administrative interpretation to quantify the approximate average length of time that would be considered “long-term” regarding storage of vehicles. SLC Ordinance 12.56.520 notes that using streets for storage of vehicles is prohibited. Although “long-term”is not mentioned in this ordinance, one can infer that in this section,“storage”is contrasting regular parking, just as in SLC Ordinance 21A.44.090.A.4.b,“long-term […] storage”is contrasting “regular parking and/or maneuvering.” Therefore, we believe that “long-term […] storage”as noted in SLC Ordinance 21A.44.090.A.4.b should reasonably be defined as an approximate average time of 48 hours or more. Thank you for your consideration and timely response to this request for administrative interpretation. 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