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Home My WebLink About-00857_Determination of Nonconforming Final CompleteSeptember 25, 2025 ADMINISTRATIVE DETERMINATION OF NONCONFORMING USE DECISION AND FINDINGS PLNZAD2025-00857 -1144 S. 500 W. REQUEST: Colmena Group, the applicant and potential buyer of the subject property, is requesting approval of this Determination of Nonconforming Use application for the property located at approximately 1144 S. 500 W. (Tax ID# 15-12-304-008-0000). The request is to determine whether the list of land uses provided by the applicant can be recognized as (legal) non-conforming uses on the property after October 8, 2025, when the subject property is rezoned to MU-11 (mixed-use zoning district) and Transitional Overlay. (See more information under FINDINGS below). The list of land uses that the applicant requests to be recognized as (legal) nonconforming or permitted uses on the property are: 1. Retail 2. Office 3. Warehouse 4. Light Manufacturing 5. Wholesale Distribution 6. Storage (outdoor) 7. Contractor’s Yard/office DECISION: Based on the provisions of the Zoning Ordinance section 21A.38.040.E, City and County records, and the documentation submitted by the applicant, the Zoning Administrator finds that the following use -warehouse- located at 1144 S. 500 W. is considered to be a legal nonconforming conditional use and allowed to continue while licensed with the following conditions: 1. The applicant, or their authorized tenant, must apply for business licenses for these land uses before October 8th, 2025. This will legally establish the warehouse use in the main structure. 2. The applicant, or their authorized tenant, must apply for building permits for the storage structures in the northwest corner and the shipping containers along the central west property line before October 8th, 2025. This will legally establish the warehouse use in these additional structures. The uses -retail and office- will be permitted in the MU-11 zoning district after October 8th, 2025. The following are determined not to be recognized as legal nonconforming uses, after October 8th, 2025, because there is no evidence that these uses are legally established on the subject property: 1. Light Manufacturing 2. Wholesale Distribution 3. Storage (outdoor) 4. Contractor’s Yard/Office FINDINGS: A nonconforming use is defined in the City Zoning ordinance as: Any building or land legally occupied by a use at the time of passage of the ordinance codified herein or amendment thereto which does not conform after passage of said ordinance or amendment thereto with the use regulations of the district in which located. As noted below, Staff has reviewed City and other records to determine what uses currently legally occupy the land and buildings on the subject property to determine what uses will qualify as (legal) nonconforming uses when the zoning of the property changes on October 8, 2025. The subject property is located at 1144 S. 500 W. The main street-fronting building was built in approximately 1956, according to Salt Lake County Assessor’s records (attached). As shown on the historical aerials attached, by 1983, additional space had been added to the west and south sections of the main building, and by 1999, several further additions had been made. The current square footage of the main building, noted by the applicant, is 26,590 sq ft. An additional detached building was also constructed around the mid-to-late 1950s, to the northwest of the main building, along the north property line. This detached building is approximately 4,712 sq ft. Since 2018, covered structures in the northwest corner of the property have been visible in historic aerial images. These appear to be the same structures that are still in place today, consisting of shipping containers with rounded roof covers and canvas side coverings. (These are also shown on historical aerials attached). In August 2025, the Salt Lake City Council adopted an ordinance amending the zoning of the property to MU-11 and Transitional Overlay, which will go into effect on October 8, 2025. The subject property is currently located in the CG zoning district. Therefore, the applicant, who is also the potential buyer of the property, requests approval to have their list of land uses recognized as legal nonconforming uses in the MU-11 and Transitional Overlay zoning on the property. Without the recognition of this determination, only three uses —retail, office and warehouse — would remain recognized as existing permitted uses on this property. Outdoor Storage and Wholesale Distribution uses will be allowed after October 8th, 2025, if approved as a conditional use request under the Transitional Overlay zone. Four of the applicant’s listed uses are permitted in the CG zoning district: retail, office, storage (outdoor), and contractor’s yard/office. Two of the applicant’s listed uses -warehouse and wholesale distribution- are permitted, subject to specific provisions that involve consulting the water use and/or consumption limitations outlined in Salt Lake City’s Ordinance subsection 21.33.010.D.1. Only one use listed by the applicant is not allowed in the CG zoning district: light manufacturing. Only three business licenses have been obtained since 2018: LIC2017-03414 Black Rifle Coffee Company 12/05/2017 to 10/18/2018 Sold -new ownership Coffee/Tea Store – Retail LIC2019-00104 Savage Gentleman LLC 01/14/2019 to 2/11/2020 Moved locations- new application Internet retail sales site LIC2018-03256 Black Rifle Coffee Co LLC 10/18/2018 – present Coffee/Tea Store/ Retail Planning staff toured the subject property and all existing buildings on the site. By the definitions of the Salt Lake City Ordinance 21.62, only three uses were found to be existing and operating: 1. Retail – operational, business license active 2. Office – operational, not specifically listed on the active business license 3. Warehouse – operational, not specifically listed on the active business license Since there were no business licenses or existing evidence of the following uses having been established legally on the property, they will not be recognized as (legal) nonconforming uses on the site after October 8, 2025: 1. Light Manufacturing 2. Wholesale Distribution 3. Storage (outdoor) 4. Contractor’s Yard/Office If you have any questions regarding this interpretation, please contact Diana Martinez, Senior Planner at (801) 535-7215 or by email at diana.martinez@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 available on the Planning Division website at https://www.slc.gov/planning/applications/ , along with information on how to apply and processing fees. Diana Martinez Senior Planner CC: Nick Norris, Planning Director Daniel Echevarria, Zoning Administrator Casey Stewart, Planning Manager and Development Review Supervisor Glendale Community Council Chair -Turner Bitten Posted to Web Attachments: 1. Vicinity map of the subject property 2. Historic aerials of the subject property (1956/1983/1999) 3. Site plan -provided by the applicant for building reference/information 4. Salt Lake County Assessor’s Property Information Vicinity Map -subject property Historic Aerial from 1958 – Courtesy of Utah Geological Survey Historic Aerial from 1983 – Courtesy of Utah Geological Survey Historic Aerial from 1999 Parcel Details 15-12-304-008-0000 Owner 1144 SLC LLC Address 1144 S 500 W Total Acreage 3.30 Above Grade sqft. Property Type 590 - OFFICE/WAREHOUSE Tax District 13 Tax District location SLCITY/S 2025 Land Value $ 1,983,700 2025 Building Value $ 3,062,300 2025 Market Value $ 5,046,000 2025 Taxable Value $ 5,046,000 No images found 40.744153650-111.906427160 This page shows the assessor's CAMA data, as it was, on May 22, 2025. Parcel Parcel Search form 9/22/25, 12:21 PM apps.saltlakecounty.gov/assessor/new/valuationInfoExpanded.cfm?parcel_id=15123040080000 https://apps.saltlakecounty.gov/assessor/new/valuationInfoExpanded.cfm?parcel_id=15123040080000 1/5 15-12-304-008-0000Land Record Record ID 1 2 Lot Use COMMERCIAL COMMERCIAL Lot Type SECNDRY-SQFT SECNDRY-SQFT Land Class Income Flag YES NO Seasonal use Influence Type Influence Effect L Assessment Class COM-SECONDRY COM-SECONDRY Lot Depth Acres 2.61 0.69 Zone CG CG Sewer PUBLIC PUBLIC Number Lots Lot Shape IRREGULAR IRREGULAR Lot Location INTERIOR INTERIOR Neighborhood 7020 7020 Nbhd Type STATIC STATIC Nbhd Effect TYPICAL TYPICAL Value History Land Value Building Value Market Value Taxable Value 2024 1 $ 2,048,400 $ 2,977,100 $ 5,025,500 $ 5,025,500 90 $ 2,048,400 $ 2,977,100 $ 5,025,500 $ 5,025,500 2023 1 $ 1,379,700 $ 2,613,500 $ 3,993,200 $ 3,993,200 90 $ 1,379,700 $ 2,613,500 $ 3,993,200 $ 3,993,200 2022 1 $ 1,006,000 $ 2,373,300 $ 3,379,300 $ 3,379,300 2021 1 $ 1,473,100 $ 1,234,100 $ 2,707,200 $ 2,951,200 2020 1 $ 1,473,100 $ 1,478,100 $ 2,951,200 $ 2,951,200 before Board of Equalization * * 9/22/25, 12:21 PM apps.saltlakecounty.gov/assessor/new/valuationInfoExpanded.cfm?parcel_id=15123040080000 https://apps.saltlakecounty.gov/assessor/new/valuationInfoExpanded.cfm?parcel_id=15123040080000 2/5 15-12-304-008-0000Land Record Record ID 1 2 Topography LEVEL LEVEL Traffic LIGHT LIGHT Traffic Influence TYPICAL TYPICAL Street type TWO-WAY TWO-WAY Street Finish PAVED PAVED Curb Gutter Y N Sidewalk N N Commercial Section 101 102 103 104 105 201 Number of Occurances Building Number Class C C S S S D Depreciation Grade A A A A A A Tenant Apeal A A A A A F Exterior Wall type BL BL ML ML ML ML Foundation Y Y Y Y Y Y Perimeter 350 366 131 194 42 360 Stories 1.0 1.0 1.0 1.0 1.0 1.0 Street Height 16 30 14 30 16 11 Ground Floor Area 5987 13369 1892 4367 180 4500 % office 20 0 0 0 Year Built 1980 1980 1956 1956 1956 1960 Effective Year Built 1998 1998 1998 1998 1998 1998 Year Remodeled Economic Life 45 45 35 35 35 35 Remaining Eco. Life 20 20 10 10 10 13 Land Building ratio 3.76 3.76 3.76 3.76 3.76 3.76 Rental Class C C C C C C Commercial Group 101-1 102-1 103-1 104-1 105-1 201-1 Commercial Use 970 971 971 370 971 940 Cost Grade A A A A A A Inside Grade A A A A A A Outside Grade A A A A A A Over all Condition A A A A A A Inside Condition A A A A A A Outside Condition A A A A A A Base Floor 1 1 1 1 1 1 Base Floor Area 5987 13369 1892 4367 180 4500 Number of Floors 1 1 1 1 1 1 9/22/25, 12:21 PM apps.saltlakecounty.gov/assessor/new/valuationInfoExpanded.cfm?parcel_id=15123040080000 https://apps.saltlakecounty.gov/assessor/new/valuationInfoExpanded.cfm?parcel_id=15123040080000 3/5  15-12-304-008-0000 Commercial Group 101-1 102-1 103-1 104-1 105-1 201-1 Additional Floor Area Total Floor Area 5987 13369 1892 4367 180 4500 Lighting A F A A A F Heating/Cooling type 1 PU SH SH NO SH NO Heating/Cooling type 2 Partitioning Total Income Area 30295 Total Number of Income U. 1 Average Inc Unit Size 30295 Percent Heated 1 100 100 100 100 100 100 Percent Heated 2 Percent Sprinklers Rentable Square Footage 5987 30295 1892 4367 180 4500 Number of Units Detached Structures Record ID 1 2 Structure PVNG-CONCRTE FENCE-CHLK-6 FENCE-CHL Description Assessment Class COM-SECONDRY COM-SECONDRY COM-SECOND Units SQUARE-FEET LINEAL-FEET LINEAL-FE Measure 1 30300 330 Measure 2 1 Effective Year Built 2012 2012 2 Actual Year Built 1970 1970 1 Quality AVERAGE AVERAGE GO Condition AVERAGE AVERAGE AVERA Income Flag Y Y Replacement Cost New $ 256,035 $ 5,052 $ 9, Replacement Cost New, Less Depreciation $ 115,216 $ 2,273 $ 4, Sound Value $ 0 $ 0 Building Number 10 1 Legal Description BEG N 1094.75 FT & E 1353 FT & N 00¿01'01" W 100 FT FR SW COR SEC 12, T 1S, R1W, SLB & M; S 89¿58'59" W 142 FT; S 89¿58'59" W 302.05 FT; 9/22/25, 12:21 PM apps.saltlakecounty.gov/assessor/new/valuationInfoExpanded.cfm?parcel_id=15123040080000 https://apps.saltlakecounty.gov/assessor/new/valuationInfoExpanded.cfm?parcel_id=15123040080000 4/5 N 00¿38'31" W 123.56 FT; S 89¿58'59" W 112.83 FT; N 00¿38'31" W 159.23 FT; N 89¿58'59" E 559.97 FT; S 00¿01'01" E 282.77 FT TO BEG. 3.30 AC M OR L. 8744-7893 9801-6904 10490-7396 9/22/25, 12:21 PM apps.saltlakecounty.gov/assessor/new/valuationInfoExpanded.cfm?parcel_id=15123040080000 https://apps.saltlakecounty.gov/assessor/new/valuationInfoExpanded.cfm?parcel_id=15123040080000 5/5